e8vk
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): May 6, 2010
MEDICAL PROPERTIES TRUST, INC.
(Exact Name of Registrant as Specified in Charter)
Commission File Number 001-32559
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Maryland
(State or other jurisdiction
of incorporation or organization )
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20-0191742
(I. R. S. Employer
Identification No.) |
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1000 Urban Center Drive, Suite 501 |
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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:
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Written communications pursuant to Rule425 under the Securities Act (17 CFR 230.425)
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Soliciting material pursuant to Rule14a-12 under the Exchange Act (17 CFR 240.14a-12)
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Pre-commencement communications pursuant to Rule14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
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Pre-commencement communications pursuant to Rule13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
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Item 2.02. Results of Operations and Financial Condition.
On May 6, 2010, Medical Properties Trust, Inc. issued a press release announcing its financial
results for the quarter ended March 31, 2010. 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 May 6, 2010 reporting financial results for the three months ended March 31, 2010 |
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: May 6, 2010
3
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 May 6, 2010 reporting financial results for the three months ended March 31, 2010 |
4
exv99w1
Exhibit 99.1
Contact: Charles Lambert
Finance Director
Medical Properties Trust, Inc.
(205) 397-8897
clambert@medicalpropertiestrust.com
MEDICAL PROPERTIES TRUST, INC. REPORTS
FIRST QUARTER 2010 RESULTS
Recent Transactions Establish Platform for Renewed Growth
Birmingham, AL May 6, 2010 Medical Properties Trust, Inc. (NYSE: MPW) today announced
financial and operating results for the quarter ended March 31, 2010.
FIRST QUARTER AND RECENT HIGHLIGHTS
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Reported first quarter normalized Funds from Operations (FFO) and Adjusted FFO
(AFFO) per diluted share of $0.20 and $0.21, in-line with guidance as adjusted for
certain non-routine expenses; |
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Completed common stock offerings of 30.8 million shares through April for approximately
$290 million in net proceeds; |
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Commenced syndication of new $450 million credit facility; |
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Sold to Prime Healthcare the Centinela Hospital Medical Center for $75 million and
received $40 million in early payments of operating loans from Prime; |
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Received $12 million in April from Prime in full payment of Shasta Regional Medical
Center cash flow participation agreements; |
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Paid 2010 first quarter cash dividend of $0.20 per share on April 14, 2010; |
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More than $525 million of liquidity available for health care real estate acquisitions. |
During and after the first quarter of 2010, we have successfully established a strong
platform for renewed external growth, said Edward K. Aldag, Jr., Medical Properties Trusts
Chairman, President and CEO. Taking advantage of a very receptive market, we completed the
offering of 30.8 million shares of our common stock, raising
approximately $290 million in net
proceeds. In conjunction with the equity offerings, we began the syndication process for a new
$450 million credit facility and have already received commitments for a substantial majority of
that total.
1
In addition, MPT announced that in April it agreed with Prime to allow the early repurchase of
the Centinela Hospital Medical Center for $75 million and accepted prepayment of $40 million in
operating loans to various Prime affiliates. Aldag explained the transactions, With these
transactions, we have reduced our concentration with Prime and created capital to recycle into new
properties as opportunities arise. Moreover, we negotiated an early repayment of the $20 million
working capital loan we made to a Prime affiliate for the 2008 Shasta transition, and in a related
transaction we negotiated the early settlement and termination of our cash flow participation
agreements with the Prime Shasta affiliate for $12 million. Prime Shasta and an MPT affiliate had
previously agreed to a contingent and limited sharing arrangement that could have paid the MPT
affiliate up to $20 million over the 10 year term of the agreements.
Assuming successful completion of our new credit facility, we expect to have more than $500
million of available liquidity to invest in health care real estate, said Aldag. We reiterate
our estimate of investing at least $150 million in new healthcare real estate during 2010.
OPERATING RESULTS
The Company reported first quarter 2010 normalized FFO and AFFO of $0.20 and $0.21 per diluted
share, respectively. These amounts include the effects of certain non-routine items aggregating
$1.5 million, or $0.02 per share, consisting of property related expenses and litigation costs of
$0.6 million and $0.9 million, respectively that were excluded from the Companys previous annual
guidance estimate. Excluding these items, first quarter normalized FFO and AFFO per diluted share
amounts were $0.22 and $0.23, respectively, in-line with previous annualized FFO estimates of $0.89
to $0.93 per diluted share. Normalized FFO and AFFO per diluted share for the first quarter of
2009 were $0.22 and $0.23, respectively.
Excluded from normalized FFO and AFFO was the effect of a $12 million impairment charge
related to the loan and advances to the operator of Monroe Hospital in Bloomington, IN. As a
result, the net loss for the three months ended March 31, 2010 was $(2.8) million or $(0.04) per
diluted share, compared with net income of $10.7 million or $0.14 per diluted share for the same
period one year ago. Per share amounts were affected by an increase in the weighted average
diluted common shares outstanding to 79.2 million for the three months ended March 31, 2010, from
76.4 million for the same period in 2009.
A reconciliation of normalized FFO and AFFO to net income is included in the financial tables
accompanying this press release.
LIQUIDITY
As of May 5, 2010, the Company had approximately $440 million in available liquidity through
its cash balances and credit facilities. On April 12, MPT announced a tender for any and all of its
2011 Exchangeable Notes for a price that would require approximately $142 million as of the
termination of the offer on May 7, 2010.
2
The Company has fully repaid and terminated the $30 million term loan due in November 2010 and
is currently syndicating the new $450 million credit facility that is expected to consist of a
three-year $300 million revolving line of credit and a six-year $150 million term loan. Subsequent
to the closing of the new credit facility, the tender of the exchangeable notes, and the repayment
of approximately $65 million in existing term debt, the Company will have available more than $525
million in cash and available credit lines. The new credit facility is scheduled to close in the
second quarter of this year, although there is no assurance that the facility will actually close.
DIVIDEND
The Companys Board of Directors declared a quarterly dividend of $0.20 per share of common
stock, which was paid on April 14, 2010 to stockholders of record on March 18, 2010.
PORTFOLIO UPDATE AND FUTURE OPERATIONS
In April 2010, the Company sold its interests in Centinela Hospital Medical Center located in
Inglewood, CA, to an affiliate of Prime Healthcare for $75 million, resulting in a $6 million gain.
Concurrently, Prime repaid non real-estate loans to the Company totaling $40 million. At May 6,
2010, the Company had total real estate assets of approximately $1.2 billion comprised of 50
healthcare properties in 21 states leased to 14 hospital operating companies. Three investments
are in the form of mortgage loans to two separate operating companies.
The Company believes that its existing portfolio of assets plus approximately $520 million of
assets to be acquired will generate normalized FFO of between $0.94 and $0.97 per share on an
annualized basis once fully invested. This estimate assumes that initial yields on new investments
will range between 9.75% and 10.5%. Total debt to total asset value subsequent to acquisition of
$520 million of new properties is expected to be approximately 42%.
This estimate does not include the effects, if any, of costs and litigation related to
discontinued operations, real estate operating costs, any potential interest rate swaps, write-offs
of straight-line rent or other non-recurring or unplanned transactions. In addition, this estimate
will change if $520 million in new acquisitions are not completed or such investments initial
yields are lower or higher than the range of 9.75% to 10.5%, market interest rates change, debt is
refinanced, assets are sold, the Sharpstown and River Oaks properties are sold or leased, other
operating expenses vary or existing leases do not perform in accordance with their terms.
CONFERENCE CALL AND WEBCAST
The Company has scheduled a conference call and webcast on Thursday, May 6, 2010 at 11:00 a.m.
Eastern Time to present the Companys financial and operating results for the quarter ended March
31, 2010. The dial-in telephone numbers for the conference call are 866-362-4832
3
(U.S.) and 617-597-5364 (International) using passcode 68011886. The conference call will
also be available via webcast in the Investor Relations section of the Companys website,
www.medicalpropertiestrust.com. A telephone and webcast replay of the call will be available from
shortly after the completion through May 20, 2010. Telephone numbers for the replay are
888-286-8010 and 617-801-6888 for U.S. and International callers, respectively. The replay
passcode is 23444016.
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. For more information, please visit the Companys website at
www.medicalpropertiestrust.com.
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. 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: the capacity of the Companys tenants to meet the terms
of their agreements; annual normalized FFO per share; the amount of acquisitions of healthcare real
estate, if any; the results of the Companys tender offer; the repayment and refinancing of debt
arrangements; statements concerning the additional income to the Company as a result of ownership
interests in certain hospital operations and the timing of such income; the restructuring of the
Companys investments in non-revenue producing properties; the payment of future dividends, if any;
acquisition of healthcare real estate; completion of additional debt arrangements; and additional
investments; 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 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, 2009, as amended, and as updated
by our subsequently filed Quarterly Reports on Form 10-Q and our other SEC filings. Except as
otherwise required by the federal securities laws, the Company undertakes no obligation to update
the information in this press release.
# # #
4
MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES
Consolidated Balance Sheets
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March 31, 2010 |
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December 31, 2009 |
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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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$ |
984,076,591 |
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$ |
983,475,589 |
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Mortgage loans |
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200,298,705 |
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200,163,980 |
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Gross investment in real estate assets |
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1,184,375,296 |
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|
1,183,639,569 |
|
Accumulated depreciation and amortization |
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|
(67,182,406 |
) |
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|
(60,302,300 |
) |
|
|
|
|
|
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Net investment in real estate assets |
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1,117,192,890 |
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|
|
1,123,337,269 |
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|
|
|
|
|
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Cash and cash equivalents |
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|
10,798,505 |
|
|
|
15,306,889 |
|
Interest and rent receivable |
|
|
26,165,925 |
|
|
|
19,845,699 |
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Straight-line rent receivable |
|
|
29,456,206 |
|
|
|
27,538,737 |
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Other loans |
|
|
91,635,523 |
|
|
|
110,841,900 |
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Assets of discontinued operations |
|
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1,184,808 |
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|
1,184,808 |
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Other assets |
|
|
11,877,721 |
|
|
|
11,842,824 |
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Total Assets |
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$ |
1,288,311,578 |
|
|
$ |
1,309,898,126 |
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Liabilities and Equity |
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Liabilities |
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Debt |
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$ |
565,222,166 |
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$ |
576,677,892 |
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Accounts payable and accrued expenses |
|
|
30,079,420 |
|
|
|
29,246,855 |
|
Deferred revenue |
|
|
10,832,274 |
|
|
|
15,350,492 |
|
Lease deposits and other obligations to tenants |
|
|
18,669,636 |
|
|
|
17,048,163 |
|
|
|
|
|
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Total liabilities |
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|
624,803,496 |
|
|
|
638,323,402 |
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Medical Properties Trust, Inc. stockholders equity
Preferred stock, $0.001 par value. Authorized 10,000,000
shares; no shares outstanding |
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Common stock, $0.001 par value. Authorized 150,000,000 shares;
issued and outstanding - 79,881,806 at March 31, 2010,
and 78,724,733 shares at December 31, 2009 |
|
|
79,882 |
|
|
|
78,725 |
|
Additional paid in capital |
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|
770,804,454 |
|
|
|
759,720,673 |
|
Distributions in excess of net income |
|
|
(107,240,027 |
) |
|
|
(88,093,261 |
) |
Treasury shares, at cost |
|
|
(262,343 |
) |
|
|
(262,343 |
) |
|
|
|
|
|
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|
Total Medical Properties Trust, Inc. stockholders equity |
|
|
663,381,966 |
|
|
|
671,443,794 |
|
|
|
|
|
|
|
|
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|
|
|
|
|
|
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Non-controlling interests |
|
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126,116 |
|
|
|
130,930 |
|
|
|
|
|
|
|
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Total Equity |
|
|
663,508,082 |
|
|
|
671,574,724 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
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Total Liabilities and Equity |
|
$ |
1,288,311,578 |
|
|
$ |
1,309,898,126 |
|
|
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MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES
Consolidated Statements of Operations
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For the Three Months Ended |
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March 31, 2010 |
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March 31, 2009 |
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(unaudited) |
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(unaudited) |
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Revenues |
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|
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Rent billed |
|
$ |
23,925,256 |
|
|
$ |
22,685,840 |
|
Straight-line rent |
|
|
1,851,462 |
|
|
|
1,863,653 |
|
Interest and fee income |
|
|
7,933,592 |
|
|
|
7,423,210 |
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|
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Total revenues |
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|
33,710,310 |
|
|
|
31,972,703 |
|
Expenses |
|
|
|
|
|
|
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Real estate depreciation and amortization |
|
|
6,880,106 |
|
|
|
6,183,493 |
|
Property-related |
|
|
1,065,568 |
|
|
|
914,855 |
|
Loan impairment charge |
|
|
12,000,000 |
|
|
|
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General and administrative |
|
|
6,169,580 |
|
|
|
5,678,071 |
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|
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Total operating expenses |
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|
26,115,254 |
|
|
|
12,776,419 |
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|
|
|
|
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Operating income |
|
|
7,595,056 |
|
|
|
19,196,284 |
|
Other income (expense) |
|
|
|
|
|
|
|
|
Interest and other income (expense) |
|
|
(15,626 |
) |
|
|
439 |
|
Interest expense |
|
|
(9,457,728 |
) |
|
|
(9,463,297 |
) |
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|
|
|
|
|
|
Net other expense |
|
|
(9,473,354 |
) |
|
|
(9,462,858 |
) |
|
|
|
|
|
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|
Income (loss) from continuing operations |
|
|
(1,878,298 |
) |
|
|
9,733,426 |
|
Income (loss) from discontinued operations |
|
|
(935,102 |
) |
|
|
983,735 |
|
|
|
|
|
|
|
|
Net income (loss) |
|
|
(2,813,400 |
) |
|
|
10,717,161 |
|
Net income (loss) attributable to non-controlling interests |
|
|
(8,570 |
) |
|
|
(6,830 |
) |
|
|
|
|
|
|
|
Net income (loss) attributable to MPT common stockholders |
|
$ |
(2,821,970 |
) |
|
$ |
10,710,331 |
|
|
|
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|
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Net income (loss) per common share basic and diluted: |
|
|
|
|
|
|
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Income (loss) from continuing operations |
|
$ |
(0.03 |
) |
|
$ |
0.13 |
|
Income (loss) from discontinued operations |
|
|
(0.01 |
) |
|
|
0.01 |
|
|
|
|
|
|
|
|
Net income (loss) attributable to MPT common stockholders |
|
$ |
(0.04 |
) |
|
$ |
0.14 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Dividends declared per common share |
|
$ |
0.20 |
|
|
$ |
0.20 |
|
|
|
|
|
|
|
|
|
|
Weighted average shares outstanding basic and diluted |
|
|
79,175,511 |
|
|
|
76,432,419 |
|
MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES
Reconciliation of Net Income (Loss) to Funds From Operations
(Unaudited)
|
|
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|
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|
|
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For the Three Months Ended |
|
|
|
March 31, 2010 |
|
|
March 31, 2009 |
|
FFO information: |
|
|
|
|
|
|
|
|
Net income (loss) attributable to MPT common stockholders |
|
$ |
(2,821,970 |
) |
|
$ |
10,710,331 |
|
Participating securities share in earnings |
|
|
(350,721 |
) |
|
|
(390,406 |
) |
|
|
|
|
|
|
|
Net income (loss) , less
participating securities share
in earnings |
|
$ |
(3,172,691 |
) |
|
$ |
10,319,925 |
|
|
|
|
|
|
|
|
|
|
Depreciation and amortization |
|
|
|
|
|
|
|
|
Continuing operations |
|
|
6,880,106 |
|
|
|
6,183,493 |
|
Discontinued operations |
|
|
|
|
|
|
62,141 |
|
Loss (gain) on sale of real estate |
|
|
(16,069 |
) |
|
|
|
|
|
|
|
|
|
|
|
Funds from operations |
|
$ |
3,691,346 |
|
|
$ |
16,565,559 |
|
|
|
|
|
|
|
|
|
|
Loan impairment charge |
|
|
12,000,000 |
|
|
|
|
|
|
|
|
|
|
|
|
Normalized funds from operations |
|
$ |
15,691,346 |
|
|
$ |
16,565,559 |
|
|
|
|
|
|
|
|
|
|
Share-based compensation |
|
|
1,529,734 |
|
|
|
1,487,691 |
|
Debt costs amortization |
|
|
1,477,390 |
|
|
|
1,361,831 |
|
Straight-line rent revenue |
|
|
(1,851,462 |
) |
|
|
(1,863,653 |
) |
|
|
|
|
|
|
|
Adjusted funds from operations |
|
$ |
16,847,008 |
|
|
$ |
17,551,428 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Per diluted share data: |
|
|
|
|
|
|
|
|
Net income (loss) , less participating securities share in earnings |
|
$ |
(0.04 |
) |
|
$ |
0.14 |
|
Depreciation and amortization |
|
|
|
|
|
|
|
|
Continuing operations |
|
|
0.09 |
|
|
|
0.08 |
|
Discontinued operations |
|
|
|
|
|
|
|
|
Loss (gain) on sale of real estate |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Funds from operations |
|
$ |
0.05 |
|
|
$ |
0.22 |
|
|
|
|
|
|
|
|
|
|
Loan impairment charge |
|
|
0.15 |
|
|
|
|
|
|
|
|
|
|
|
|
Normalized funds from operations |
|
$ |
0.20 |
|
|
$ |
0.22 |
|
|
|
|
|
|
|
|
|
|
Share-based compensation |
|
|
0.02 |
|
|
|
0.02 |
|
Debt costs amortization |
|
|
0.01 |
|
|
|
0.02 |
|
Straight-line rent revenue |
|
|
(0.02 |
) |
|
|
(0.03 |
) |
|
|
|
|
|
|
|
Adjusted funds from operations |
|
$ |
0.21 |
|
|
$ |
0.23 |
|
|
|
|
|
|
|
|
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 deferred financing costs). 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 normalized
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 GAAP) as an indicator of our results of operations or to cash
flow from operating activities (calculated pursuant to GAAP) as an indicator of our liquidity.