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Healthcare Realty Trust Reports Results for the Third Quarter

NASHVILLE, Tenn., Nov. 01, 2017 (GLOBE NEWSWIRE) -- Healthcare Realty Trust Incorporated (NYSE:HR) today announced results for the third quarter ended September 30, 2017.  The Company reported net income of $3.2 million or $0.02 per diluted common share for the quarter.  Normalized FFO for the three months ended September 30, 2017 totaled $45.2 million, or $0.38 per diluted common share.

Salient quarterly highlights include:

  • For the trailing twelve months ended September 30, 2017, same store revenue grew 2.8%, operating expenses increased 0.9%, and same store NOI grew 3.9%:
      ° Same store revenue per average occupied square foot increased 2.0%.
      ° Average same store occupancy increased to 89.6% from 88.9%.
  • Four predictive growth measures in the same store multi-tenant portfolio:
      ° In-place contractual rent increases averaged 2.8%, up from 2.7% a year ago.
      ° Cash leasing spreads were 4.6% on 385,000 square feet renewed:
          •  1% (<0% spread)
          •  11% (0-3%)
          •  52% (3-4%)
          •  36% (>4%)
      ° Tenant retention was 80.5%.
      ° The average yield on renewed leases increased 60 basis points.
  • Leasing activity in the third quarter totaled 558,000 square feet related to 147 leases:
      ° 421,000 square feet of renewals
      ° 137,000 square feet of new and expansion leases
  • Acquisitions totaled $141.1 million since the end of the second quarter:
      ° In July 2017, the Company purchased a medical office building on HCA's West Hills Hospital and Medical Center campus in Los Angeles for $16.3 million.  The building is 43,000 square feet, 93% leased, and immediately adjacent to the West Hills Medical Center MOB that Healthcare Realty acquired in May 2016.
      ° In November 2017, the Company closed on four of the eight medical office buildings from the previously announced Atlanta portfolio transaction for an aggregate purchase price of $112.1 million.  The four properties are 96% leased and include two buildings totaling 151,000 square feet on the WellStar Paulding Hospital campus, one building totaling 118,000 square feet on the WellStar Kennestone Hospital campus, and one off-campus building totaling 20,000 square feet that is 100% leased to Piedmont Healthcare.  The four remaining properties are expected to close in mid-December 2017, subject to timing of loan assumptions.
      ° In November 2017, the Company purchased a medical office building adjacent to the Overlake Hospital Medical Center campus in Seattle for $12.7 million.  The building is 26,000 square feet, 96% leased, and is adjacent to the Overlake Medical Pavilion which Healthcare Realty developed in October 2011.
  • On August 14, 2017, the Company completed the sale of 8.3 million shares of common stock for net proceeds of $247.1 million to fund investment activity and repay debt obligations.
  • On November 1, 2017, the Company redeemed $100.0 million of its $400.0 million outstanding 5.75% Senior Notes due 2021.
  • A dividend of $0.30 per common share was declared, which is equal to 78.9% of normalized FFO per share.

Healthcare Realty Trust is a real estate investment trust that integrates owning, managing, financing and developing income-producing real estate properties associated primarily with the delivery of outpatient healthcare services throughout the United States.  As of September 30, 2017, the Company owned 197 real estate properties in 26 states totaling 14.4 million square feet and was valued at approximately $5.2 billion. The Company provided leasing and property management services to 11.2 million square feet nationwide.
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Additional information regarding the Company, including this quarter's operations, can be found at www.healthcarerealty.com.  Please contact the Company at 615.269.8175 to request a printed copy of this information.

In addition to the historical information contained within, the matters discussed in this press release may contain forward-looking statements that involve risks and uncertainties. These risks are discussed in filings with the Securities and Exchange Commission by Healthcare Realty Trust, including its Annual Report on Form 10-K for the year ended December 31, 2016 under the heading "Risk  Factors," and as updated in its Quarterly Reports on Form 10-Q filed thereafter. Forward-looking statements represent the Company's judgment as of the date of this release.  The Company disclaims any obligation to update forward-looking statements. A reconciliation of all non-GAAP financial measures in this release appears beginning on page 5.

HEALTHCARE REALTY TRUST INCORPORATED
Condensed Consolidated Balance Sheets (1)
(amounts in thousands, except per share data)

ASSETS  
 9/30/201712/31/2016
Real estate properties:  
Land$196,217 $199,672 
Buildings, improvements and lease intangibles 3,400,224  3,386,480 
Personal property 10,300  10,291 
Construction in progress 1,138  11,655 
Land held for development 20,123  20,123 
Total real estate properties 3,628,002  3,628,221 
Less accumulated depreciation and amortization (888,875) (840,839)
Total real estate properties, net 2,739,127  2,787,382 
Cash and cash equivalents 196,981  5,409 
Restricted cash   49,098 
Assets held for sale and discontinued operations, net 8,772  3,092 
Other assets, net 200,824  195,666 
Total assets$3,145,704 $3,040,647 
   
LIABILITIES AND STOCKHOLDERS' EQUITY  
Liabilities:  
Notes and bonds payable$1,166,060 $1,264,370 
Accounts payable and accrued liabilities 69,918  78,266 
Liabilities of properties held for sale and discontinued operations 59  614 
Other liabilities 45,405  43,983 
Total liabilities 1,281,442  1,387,233 
Commitments and contingencies  
Stockholders' equity:  
Preferred stock, $.01 par value; 50,000 shares authorized; none issued and outstanding    
Common stock, $.01 par value; 300,000 and 150,000 shares authorized; 124,890 and 116,417 shares issued and outstanding at September 30, 2017 and December 31, 2016, respectively 1,249  1,164 
Additional paid-in capital 3,173,167  2,917,914 
Accumulated other comprehensive loss (1,274) (1,401)
Cumulative net income attributable to common stockholders 1,055,499  995,256 
Cumulative dividends (2,364,379) (2,259,519)
Total stockholders' equity 1,864,262  1,653,414 
Total liabilities and stockholders' equity$3,145,704 $3,040,647 

(1) The Condensed Consolidated Balance Sheets do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.

HEALTHCARE REALTY TRUST INCORPORATED
Condensed Consolidated Statements of Income (1)
(amounts in thousands, except per share data)
(Unaudited)

     
 Three Months Ended September 30,Nine Months Ended September 30,
  2017  2016  2017  2016 
Revenues    
Rental income$106,561 $102,534 $315,519 $302,746 
Other operating 392  1,125  1,249  3,576 
  106,953  103,659  316,768  306,322 
Expenses    
Property operating 40,626  37,504  116,644  109,173 
General and administrative 8,021  7,859  24,720  23,687 
Acquisition and pursuit costs 507  865  1,878  3,411 
Depreciation and amortization 35,873  31,985  105,148  93,668 
Bad debts, net of recoveries 14  (47) 185  (8)
  85,041  78,166  248,575  229,931 
Other income (expense)    
Gain on sales of real estate assets (7)   39,519  1 
Interest expense (14,107) (13,759) (42,694) (43,512)
Pension termination       (4)
Impairment of real estate assets (5,059)   (5,387)  
Interest and other income, net 426  123  616  301 
  (18,747) (13,636) (7,946) (43,214)
     
Income from continuing operations 3,165  11,857  60,247  33,177 
     
Discontinued operations    
Income (loss) from discontinued operations 8  (23) (9) (50)
Gain on sales of real estate properties     5  7 
Income (loss) from discontinued operations 8  (23) (4) (43)
Net income$3,173 $11,834 $60,243 $33,134 
Basic earnings per common share:    
Income from continuing operations$0.02 $0.10 $0.50 $0.31 
Discontinued operations 0.00  0.00  0.00  0.00 
Net income$0.02 $0.10 $0.50 $0.31 
Diluted earnings per common share:    
Income from continuing operations$0.02 $0.10 $0.50 $0.31 
Discontinued operations 0.00  0.00  0.00  0.00 
Net income$0.02 $0.10 $0.50 $0.31 
Weighted average common shares outstanding - basic 119,098  114,152  116,181  106,552 
Weighted average common shares outstanding - diluted 119,181  115,052  116,277  107,366 

(1) The Condensed Consolidated Statements of Income do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.

HEALTHCARE REALTY TRUST INCORPORATED
Reconciliation of FFO, Normalized FFO and FAD
(amounts in thousands, except per share data)
(Unaudited)

   
 Three Months Ended September 30,
  2017 2016
Net income attributable to common stockholders$3,173 $11,834 
Gain on sales of real estate properties 7   
Impairments of real estate assets 5,059   
Real estate depreciation and amortization 36,478  32,557 
Total adjustments 41,544  32,557 
Funds from operations attributable to common stockholders$44,717 $44,391 
Acquisition and pursuit costs (1) 507  649 
Write-off of deferred financing costs upon amendment of line of credit facility   81 
Normalized funds from operations$45,224 $45,121 
Non-real estate depreciation and amortization 1,388  1,386 
Provision for bad debt, net 4  (47)
Straight-line rent receivable, net (1,156) (1,684)
Stock-based compensation 2,429  1,851 
Non-cash items 2,665  1,506 
2nd generation TI (4,481) (6,013)
Leasing commissions paid (1,826) (1,514)
Capital additions (4,203) (5,088)
Funds available for distribution$37,379 $34,012 
Funds from operations per common share - diluted$0.37 $0.39 
Normalized funds from operations per common share - diluted$0.38 $0.39 
Funds available for distribution per common share -  diluted$0.31 $0.30 
FFO weighted average common shares outstanding - diluted (2) 120,081  115,052 

(1) Acquisition and pursuit costs include third party and travel costs related to the pursuit of acquisitions and developments.  Beginning in 2017, FFO and FAD are normalized for all acquisition and pursuit costs.  Prior to 2017, FFO and FAD were normalized for acquisition and pursuit costs associated with only those acquisitions that closed in the period.  These changes were prompted by the Company's adoption of ASU 2017-01 which was effective January 1, 2017. 
(2) Diluted weighted average common shares outstanding for the three months ended September 30, 2017 includes the dilutive effect of nonvested share-based awards outstanding of 899,733 shares.

Management considers funds from operations ("FFO"), FFO per share, normalized FFO, normalized FFO per share, funds available for distribution ("FAD") and FAD per share 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 or future 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 the most commonly accepted and reported measure of a REIT’s operating performance equal to “net income (computed in accordance with GAAP), excluding gains (or losses) from sales of property, plus depreciation and amortization (including amortization of leasing commissions), and after adjustments for unconsolidated partnerships and joint ventures.”  The Company defines Normalized FFO as FFO excluding acquisition-related expenses 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 provision for bad debts, 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 accounting principles generally accepted in the United States of America and is 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.

Carla Baca
Director of Corporate Communications
P: 615.269.8175

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