Capital Senior Living Corporation Reports Third Quarter 2014 Results

Capital Senior Living Corporation (the “Company”) (NYSE:CSU), one of the nation’s largest operators of senior living communities, today announced operating and financial results for the third quarter of 2014. Company highlights for the third quarter include:

Operating and Financial Summary (see Non-GAAP Financial Measures below)

• Revenue in the third quarter of 2014 was $98.5 million, a $10.5 million, or 11.9 percent, increase from the third quarter of 2013.
• Occupancy for the Company’s consolidated communities, excluding four communities undergoing repositioning, lease-up or significant renovation and conversion, was 87.8 percent in the third quarter of 2014, an increase of 110 basis points from the third quarter of 2013. Same-community occupancy was 87.4 percent for the third quarter of 2014, a 40 basis point sequential improvement from the second quarter of 2014 and a 70 basis point improvement from the third quarter of 2013.
• Average monthly rent for the Company’s consolidated communities increased 2.9 percent to $3,211 in the third quarter of 2014, an increase of $90 per occupied unit as compared to the third quarter of 2013. Same-community average monthly rent was $3,159, a $20 per occupied unit increase from the third quarter of 2013, and a 60 basis point improvement from the second quarter of 2014.
• Adjusted EBITDAR increased 14.4 percent to $33.5 million in the third quarter of 2014. This does not include EBITDAR of $0.6 million related to four communities undergoing repositioning, lease-up or significant renovation and conversion. The Company is currently excluding the results of these four communities from its Non-GAAP financial measures, including Adjusted EBITDAR. The Company’s Adjusted EBITDAR margin was 35.6% for the third quarter of 2014, an increase of 40 basis points versus the third quarter of the prior year.
• Adjusted Cash From Facility Operations (“CFFO”) increased 24.0 percent to $11.1 million, or $0.39 per share, in the third quarter of 2014, excluding the four communities previously noted, an increase of $0.07 per share, from the third quarter of 2013.
• The Company’s Net Loss for the third quarter of 2014 was $5.8 million, or 20 cents per share, due to non-cash amortization of resident leases associated with communities acquired by the Company in the previous 12 months. Adjusted Net Income was $0.7 million, or $0.02 per share, for the third quarter of 2014.
• The Company announces today that on August 27, 2014, the Company acquired a community in a state where it already has existing operations for a purchase price of approximately $13.5 million. This community is expected to generate incremental annual CFFO of approximately $0.02 per share.
• As disclosed in our second quarter earnings release, the Company also completed the acquisition of two senior living communities on August 4, 2014, for a purchase price of approximately $33.9 million. These communities are expected to generate incremental annual CFFO of approximately $0.04 per share.

“Our third quarter results reflect the positive momentum that continues to build in all of our important metrics, with higher revenue growth and lower expense growth in the third quarter than in the first two quarters of this year and continued solid increases in occupancy, Adjusted EBITDAR and Adjusted CFFO,” said Lawrence A. Cohen, Chief Executive Officer of the Company. “Our same-community average monthly rent increased by 60 basis points in the third quarter of 2014 as compared to the second quarter, building on the 70 basis point sequential increase in average monthly rent from the first quarter to the second quarter of 2014. Our same store occupancy increased 40 basis points from the second quarter of 2014 to the third quarter of 2014, the fourth consecutive quarter to show a sequential gain. We continue to be focused on reducing attrition and are making steady progress on our work to convert approximately 360 vacant independent living units to assisted living and memory care units, which we expect to improve overall occupancy by approximately 300 basis points once they are stabilized.

“Complementing this growth is a robust pipeline that allows us to continue our disciplined and strategic acquisition program that increases our ownership of high-quality senior living communities in geographically concentrated regions and generates meaningful increases in CFFO, earnings and real estate value. We closed on three such communities in the third quarter and continue to pursue additional opportunities.

“We believe that we are well positioned to make meaningful gains in shareholder value as a substantially all private-pay business in an industry that benefits from need-driven demand, limited new supply, and an improving economy and housing market.”

Recent Investment Activity

• On August 27, 2014, the Company completed the acquisition of a senior living community for a purchase price of $13.5 million. This community adds to the Company’s operations in the state of Wisconsin and is comprised of 75 assisted living units.
  
  Highlights of this transaction include:
  • Increases annual Adjusted CFFO by approximately $0.7 million, or $0.02 per share.
  • Adds approximately $0.4 million to earnings, or $0.01 per share.
  • Increases annual revenue by approximately $3.4 million.
  • Average monthly rent for the community is approximately $4,600.

  The community was financed with approximately $10.4 million of non-recourse 10-year mortgage debt at a fixed interest rate of 4.70%.

• As previously disclosed, the Company completed the acquisition of two senior living communities on August 4, 2014, for a combined purchase price of $33.9 million. These communities add to the Company’s operations in the states of Virginia and Wisconsin and are comprised of 184 assisted living units.
• The Company is conducting due diligence on additional acquisitions of high-quality senior living communities in states with extensive existing operations totaling approximately $75 million. Subject to completion of customary closing conditions, at least one of the acquisitions, valued at approximately $14.5 million, is expected to close by the end of the fourth quarter of 2014, with the remainder expected to close in the first quarter of 2015.

Financial Results - Third Quarter

For the third quarter of 2014, the Company reported revenue of $98.5 million, compared to revenue of $88.0 million in the third quarter of 2013. Resident and healthcare revenue increased from the third quarter of the prior year by approximately $12.1 million, or 14.1%, mostly due to the acquisition of 15 communities during or after the third quarter of 2013. As expected, community reimbursement revenue and affiliated management revenue decreased approximately $1.6 million in the third quarter of 2014 as compared to the third quarter of 2013. The acquisition of three Ohio communities in which the Company previously held a 10 percent interest as a joint venture on June 30, 2014, resulted in the elimination of these two revenue items as well as community reimbursement expense.

Operating expenses for the third quarter of 2014 were $60.0 million, an increase of $7.1 million from the third quarter of 2013, primarily due to the acquisition of 15 communities during or after the third quarter of 2013.

General and administrative expenses for the third quarter of 2014 were $5.5 million in the third quarter of 2014, which includes $0.7 million of transaction and other one-time costs. Excluding transaction and other one-time costs from the third quarters of 2014 and 2013, general and administrative expenses increased $0.2 million in the third quarter of 2014 over the third quarter of 2013. General and administrative expenses, excluding transaction and other one-time costs, were 4.9% as a percentage of revenues under management in the third quarter of 2014, as compared to 5.2% in the third quarter of 2013.

The Company’s Non-GAAP financial measures exclude four communities that are undergoing repositioning, lease-up of higher-licensed units or significant renovation and conversion. Three communities were excluded in the previous quarter. During the third quarter of 2014, the Company began a significant renovation project at a community to convert IL units to AL units, which required vacating 45 units; thus, the Company removed this community from its non-GAAP measures and certain supplemental information beginning in the third quarter of 2014.

Adjusted EBITDAR for the third quarter of 2014 was approximately $33.5 million, an increase of $4.2 million, or 14.4%, from the third quarter of 2013. This does not include EBITDAR of $0.6 million related to four communities undergoing repositioning, lease-up or significant renovation and conversion. The Adjusted EBITDAR margin for the third quarter of 2014 was 35.6%, an increase of 40 basis points from the third quarter of 2013.

The Company had $0.7 million, or $0.02 per share, of adjusted net income for the third quarter of 2014, excluding non-recurring or non-economic items reconciled on the final page of this release. This compares to a net loss of $5.8 million before adjusting for these non-recurring or non-economic items. Adjusted CFFO was $11.1 million, or $0.39 per share, in the third quarter of 2014, an increase of 24.0%, or $2.2 million and $0.07 per share, versus the third quarter of 2013.

Operating Activities

Same-community results exclude the four communities previously noted that are undergoing repositioning, lease-up or significant renovation and conversion, and transaction and other one-time costs of $0.2 million.

Same-community revenue in the third quarter of 2014 increased 1.3% versus the third quarter of 2013. Same-community expenses increased 1.6% from the third quarter of the prior year. Labor costs, including benefits, were up approximately 2.3%, food costs increased 1.8% and utilities were flat as compared to the third quarter of the prior year. Advertising and promotion fees were $0.2 million higher due to initiatives aimed at increasing occupancy and revenue.

Same-community results continued to show significant sequential improvement in the third quarter of 2014. Same-community revenues were up sequentially over the second quarter by 1.1% and were 1.8% higher than the first quarter. Same-community occupancies increased 40 basis points from the second quarter to 87.4% and average rent increased $19, or 0.6%, to $3,159 per occupied unit from the second quarter to the third quarter. Same-community expenses were only $0.3 million higher than the second quarter of 2014, even with an additional day of expense versus the second quarter and utilities costs that were $0.5 million higher, as expected, related to summer weather. Same-community net operating income was 1.5% higher than the second quarter of 2014.

Capital expenditures for the third quarter of 2014 were $5.5 million, representing approximately $4.3 million of investment spending and approximately $1.2 million of recurring capital expenditures. If annualized, spending for recurring capital expenditures was approximately $410 per unit.

Balance Sheet

The Company ended the quarter with $39.3 million of cash and cash equivalents, including restricted cash. During the quarter, the Company invested $10.8 million of cash as equity to complete the acquisitions of three communities and spent $5.5 million on capital improvements.

As of September 30, 2014, the Company financed its 66 owned communities with mortgages totaling $623.9 million at interest rates averaging 4.7%. All of the Company’s debt is at fixed interest rates, except for six bridge loans totaling approximately $65.2 million at variable rates averaging 3.9%. The Company has no mortgage maturities before the third quarter of 2015.

The Company’s cash on hand and cash flow from operations are expected to be sufficient for working capital, prudent reserves and the equity needed to fund the Company’s acquisition program.

Q3 2014 Conference Call Information

The Company will host a conference call with senior management to discuss the Company’s third quarter financial results. The call will be held on Tuesday, November 4, 2014, at 5:00 p.m. Eastern Time. The call-in number is 913-312-0419, confirmation code 7261660. A link to a simultaneous webcast of the teleconference will be available at www.capitalsenior.com through Windows Media Player or RealPlayer.

For the convenience of the Company’s shareholders and the public, the conference call will be recorded and available for replay starting Tuesday, November 4, 2014 at 8:00 p.m. Eastern Time, until Thursday, November 13, 2014 at 8:00 p.m. Eastern Time. To access the conference call replay, call 719-457-0820, confirmation code 7261660. The conference call will also be made available for playback via the Company’s corporate website, www.capitalsenior.com, beginning November 5, 2014.

Non-GAAP Financial Measures

Adjusted EBITDAR, Adjusted EBITDAR Margin, Adjusted Net Income and Adjusted CFFO are financial measures of operating performance that are not calculated in accordance with U.S. generally accepted accounting principles (“GAAP”). Non-GAAP financial measures may have material limitations in that they do not reflect all of the amounts associated with our results of operations as determined in accordance with GAAP. As a result, these non-GAAP financial measures should not be considered a substitute for, nor superior to, financial results and measures determined or calculated in accordance with GAAP. The Company believes that these non-GAAP measures are useful in identifying trends in day-to-day performance because they exclude items that are of little or no significance to operations and provide indicators to management of progress in achieving optimal operating performance. In addition, these measures are used by many research analysts and investors to evaluate the performance and the value of companies in the senior living industry. The Company strongly urges you to review the reconciliation of net income from operations to Adjusted EBITDAR and Adjusted EBITDAR Margin and the reconciliation of net loss to Adjusted Net Income and Adjusted CFFO, along with the Company’s consolidated balance sheets, statements of operations, and statements of cash flows.

About the Company

Capital Senior Living Corporation is one of the nation’s largest operators of residential communities for senior adults. The Company’s operating strategy is to provide value to residents by providing quality senior living services at reasonable prices. The Company’s communities emphasize a continuum of care, which integrates independent living, assisted living, and home care services, to provide residents the opportunity to age in place. The Company operates 116 senior living communities in geographically concentrated regions with an aggregate capacity of approximately 15,000 residents.

Safe Harbor

The forward-looking statements in this release are subject to certain risks and uncertainties that could cause results to differ materially, including, but not without limitation to, the Company’s ability to find suitable acquisition properties at favorable terms, financing, refinancing, community sales, licensing, business conditions, risks of downturns in economic conditions generally, satisfaction of closing conditions such as those pertaining to licensure, availability of insurance at commercially reasonable rates, and changes in accounting principles and interpretations among others, and other risks and factors identified from time to time in our reports filed with the Securities and Exchange Commission.

For information about Capital Senior Living, visit www.capitalsenior.com.

Contact Carey P. Hendrickson, Chief Financial Officer, at 972-770-5600 for more information.