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Section 1: 8-K (8-K)

Document
 
 
 
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 8, 2019
 
 
 
 
SABRA HEALTH CARE REIT, INC.
(Exact name of registrant as specified in its charter)
 
 
 
 
 
Maryland
 
001-34950
 
27-2560479
(State of
Incorporation)
 
(Commission
File Number)
 
(I.R.S. Employer
Identification No.)
 
18500 Von Karman Avenue, Suite 550
Irvine, CA
 
92612
(Address of principal executive offices)
 
(Zip Code)
Registrant's telephone number including area code: (888) 393-8248  
(Former name or former address, if changed since last report.)
 
 
 
 
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))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
 
Emerging growth company
o
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o

 



Item 2.02
Results of Operations and Financial Condition.
On May 8, 2019, Sabra Health Care REIT, Inc. (“Sabra”) issued a press release reporting its results of operations for the three month period ended March 31, 2019. The press release refers to the Reconciliations of Non-GAAP Financial Measures that is available on the Investors section of Sabra’s website, free of charge, at www.sabrahealth.com. The text of the press release and the Reconciliations of Non-GAAP Financial Measures are furnished herewith as Exhibits 99.1 and 99.3, respectively, and are specifically incorporated by reference herein.

Item 7.01
Regulation FD Disclosure.
The press release described above refers to a supplemental information package that is available on the Investors section of Sabra’s website, free of charge, at www.sabrahealth.com. The text of the supplemental information package is furnished herewith as Exhibit 99.2 and is specifically incorporated by reference herein.
The information in this Form 8-K and the related information in the exhibits attached hereto shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section and shall not be incorporated by reference into any filing of Sabra under the Securities Act of 1933, as amended, or the Exchange Act, regardless of any general incorporation language in such filing, except as shall be expressly set forth by specific reference in any such filing.

Item 9.01
Financial Statements and Exhibits
 
(d)
 
Exhibits.
 
 
 
99.1
 
 
 
 
99.2
 
 
 
 
99.3
 





SIGNATURES
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 thereunto duly authorized.
 
 
SABRA HEALTH CARE REIT, INC.
 
 
 
/S/    HAROLD W. ANDREWS, JR.
 
Name:
 
Harold W. Andrews, Jr.
 
Title:
 
Executive Vice President, Chief Financial
Officer and Secretary
Dated: May 8, 2019




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Section 2: EX-99.1 (Q1 2019 EARNINGS RELEASE)

Exhibit



397858003_sabralogo11.jpg
Exhibit 99.1
FOR IMMEDIATE RELEASE

SABRA REPORTS FIRST QUARTER 2019 RESULTS; REAFFIRMS 2019 GUIDANCE

IRVINE, CA, May 8, 2019 — Sabra Health Care REIT, Inc. (“Sabra,” the “Company” or “we”) (Nasdaq:SBRA) today announced results of operations for the first quarter of 2019.

RECENT HIGHLIGHTS

For the first quarter of 2019, net loss attributable to common stockholders, FFO, Normalized FFO, AFFO and Normalized AFFO per diluted common share were $(0.44), $0.43, $0.48, $0.46 and $0.47, respectively. Included in net loss per diluted common share were impairments of real estate of $0.58, primarily associated with the Senior Care Centers facilities, write-off of lease intangibles of $0.03 and loss on sale of real estate of $0.01.
Our Senior Housing - Managed portfolio produced net income of $1.3 million and $2.8 million for the first quarter of 2019 and 2018, and on a same store basis, produced year-over-year revenue growth of 3.9%, Cash NOI growth of 2.4% and REVPOR growth of 4.6%.  
On February 25, 2019, we entered into an equity distribution agreement with a consortium of banks acting as sales agents (the “Sales Agents”) to sell shares of our common stock having aggregate gross proceeds of up to $500.0 million from time to time through the Sales Agents (the “ATM Program”).
On April 1, 2019, we completed the sale of 28 facilities operated by Senior Care Centers and received gross sales proceeds of $282.5 million as well as a $5.0 million settlement payment from Senior Care Centers (with the remaining $4.5 million of settlement payments payable on or before July 1, 2019). Of the 10 remaining facilities operated by Senior Care Centers, we expect to re-tenant seven facilities to a current operator in the Sabra portfolio and to sell three facilities.
On April 1, 2019, we terminated our triple-net master lease with Holiday Retirement (“Holiday”) with respect to all 21 senior housing communities subject to the master lease (the “Holiday Communities”) and concurrently entered into management agreements pursuant to which Holiday will manage the Holiday Communities as part of our Senior Housing - Managed portfolio. In exchange for terminating the Holiday master lease, we received $57.2 million of total cash consideration.
On May 8, 2019, we announced that our board of directors declared a quarterly cash dividend of $0.45 per share of common stock. The dividend will be paid on May 31, 2019 to common stockholders of record as of the close of business on May 20, 2019.
We reaffirm our previously issued 2019 guidance.
Commenting on the first quarter results, Rick Matros, CEO and Chairman, said, “Sabra delivered a solid quarter with strong performance in our Senior Housing - Managed portfolio. On the Skilled Nursing/Transitional Care portfolio, five of our top seven operators showed improved rent coverage, one was flat and one had lower coverage but not of a concern. The remainder of our triple-net portfolio was effectively uneventful. Our Skilled Nursing/Transitional Care operators are focused on preparing for PDPM that will become effective October 1st, and the feedback we continue to receive around prospects for the new system remain consistently upbeat. That combined with CMS’ recently announced market basket, which is the strongest in years, bodes well for the space going forward. Additionally, we are in the nascent stages of our de-levering activity and so saw modest improvement in our leverage at quarter-end. We remain committed to continuing that process this year as well as extending maturities as market opportunities arise.”
LIQUIDITY
As of March 31, 2019, we had approximately $402.6 million of liquidity, consisting of unrestricted cash and cash equivalents of $22.6 million (excluding joint venture cash and cash equivalents) and available borrowings of $380.0 million under our revolving credit facility. As of March 31, 2019, we also had $500.0 million available under the ATM Program. Pro forma for


1
    



the sale of the 28 Senior Care Centers facilities and the conversion of the Holiday Communities to our Senior Housing - Managed portfolio, available liquidity is increased by $338.7 million to $741.3 million.
CONFERENCE CALL AND COMPANY INFORMATION
A conference call with a simultaneous webcast to discuss the 2019 first quarter results will be held on Thursday, May 9, 2019 at 10:00 am Pacific Time. The dial-in number for U.S. participants is (844) 862-3710. For participants outside the U.S., the dial-in number is (612) 979-9902. The conference ID number is 9696945. The webcast URL is https://edge.media-server.com/m6/p/sywq4zvv. A digital replay of the call will be available on the Company’s website at www.sabrahealth.com. The Company’s supplemental information package for the first quarter will also be available on the Company’s website in the “Investors” section.
ABOUT SABRA
As of March 31, 2019, Sabra’s investment portfolio included 437 real estate properties held for investment (consisting of (i) 304 Skilled Nursing/Transitional Care facilities, (ii) 88 Senior Housing communities (“Senior Housing - Leased”), (iii) 23 Senior Housing communities operated by third-party property managers pursuant to property management agreements (“Senior Housing - Managed”) and (iv) 22 Specialty Hospitals and Other facilities), 30 assets held for sale, one investment in a direct financing lease, 20 investments in loans receivable (consisting of (i) one mortgage loan, (ii) two construction loans and (iii) 17 other loans), nine preferred equity investments and one investment in an unconsolidated joint venture that owns 172 Senior Housing - Managed communities. As of March 31, 2019, Sabra’s real estate properties held for investment included 43,884 beds/units and its unconsolidated joint venture included 7,652 beds/units, spread across the United States and Canada.
FORWARD-LOOKING STATEMENTS SAFE HARBOR
This release contains “forward-looking” statements as defined in the Private Securities Litigation Reform Act of 1995. These statements may be identified, without limitation, by the use of “expects,” “believes,” “intends,” “should” or comparable terms or the negative thereof. Examples of forward-looking statements include all statements regarding our de-levering activity, prospects for the new PDPM system, as well as our expected future financial position, results of operations (including our reaffirmed outlook for the full year 2019), business strategy, and plans and objectives for future operations.
Our actual results may differ materially from those projected or contemplated by our forward-looking statements as a result of various factors, including among others, the following: our dependence on the operating success of our tenants; the potential variability of our reported rental and related revenues following the adoption of Accounting Standards Update (“ASU”) 2016-02, Leases, as amended by subsequent ASUs (“Topic 842”) on January 1, 2019; operational risks with respect to our Senior Housing - Managed communities; the effect of our tenants declaring bankruptcy or becoming insolvent; our ability to find replacement tenants and the impact of unforeseen costs in acquiring new properties; the impact of litigation and rising insurance costs on the business of our tenants; the possibility that Sabra may not acquire the remaining majority interest in the Enlivant joint venture; risks associated with our investments in joint ventures; changes in healthcare regulation and political or economic conditions; the impact of required regulatory approvals of transfers of healthcare properties; competitive conditions in our industry; our concentration in the healthcare property sector, particularly in skilled nursing/transitional care facilities and senior housing communities, which makes our profitability more vulnerable to a downturn in a specific sector than if we were investing in multiple industries; the significant amount of and our ability to service our indebtedness; covenants in our debt agreements that may restrict our ability to pay dividends, make investments, incur additional indebtedness and refinance indebtedness on favorable terms; increases in market interest rates; the potential phasing out of the London Interbank Offered Rate (“LIBOR”) benchmark after 2021; our ability to raise capital through equity and debt financings; changes in foreign currency exchange rates; the relatively illiquid nature of real estate investments; the loss of key management personnel; uninsured or underinsured losses affecting our properties and the possibility of environmental compliance costs and liabilities; the impact of a failure or security breach of information technology in our operations; our ability to maintain our status as a real estate investment trust (“REIT”); changes in tax laws and regulations affecting REITs (including the potential effects of the Tax Cuts and Jobs Act); compliance with REIT requirements and certain tax and tax regulatory matters related to our status as a REIT; and the ownership limits and takeover defenses in our governing documents and under Maryland law, which may restrict change of control or business combination opportunities. 
Additional information concerning risks and uncertainties that could affect our business can be found in our filings with the Securities and Exchange Commission (the “SEC”), including Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2018 and Item 1A of our Quarterly Report on Form 10-Q for the quarter ended March 31, 2019. We do not intend, and we undertake no obligation, to update any forward-looking information to reflect events or circumstances after the date of this release or to reflect the occurrence of unanticipated events, unless required by law to do so.

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2




TENANT AND BORROWER INFORMATION
This release includes information regarding certain of our tenants that lease properties from us and our borrowers, most of which are not subject to SEC reporting requirements. The information related to our tenants and borrowers that is provided in this release has been provided by, or derived from information provided by, such tenants and borrowers. We have not independently verified this information. We have no reason to believe that such information is inaccurate in any material respect. We are providing this data for informational purposes only.
NOTE REGARDING NON-GAAP FINANCIAL MEASURES
This release includes the following financial measures defined as non-GAAP financial measures by the SEC: net operating income (“NOI”), Cash NOI, funds from operations attributable to common stockholders (“FFO”), Normalized FFO, Adjusted FFO (“AFFO”), Normalized AFFO, FFO per diluted common share, Normalized FFO per diluted common share, AFFO per diluted common share and Normalized AFFO per diluted common share. These measures may be different than non-GAAP financial measures used by other companies, and the presentation of these measures is not intended to be considered in isolation or as a substitute for financial information prepared and presented in accordance with U.S. generally accepted accounting principles. An explanation of these non-GAAP financial measures is included under “Reporting Definitions” in this release, and reconciliations of these non-GAAP financial measures to the GAAP financial measures we consider most comparable are included on the Investors section of our website at http://www.sabrahealth.com/investors/financials/reports-presentations/non-gaap.
CONTACT
Investor & Media Inquiries: (888) 393-8248 or investorinquiries@sabrahealth.com


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3




SABRA HEALTH CARE REIT, INC.
CONDENSED CONSOLIDATED STATEMENTS OF (LOSS) INCOME
(dollars in thousands, except per share data)  


 
Three Months Ended March 31,
 
2019
 
2018
Revenues:
 
 
 
Rental and related revenues
$
116,387

 
$
144,255

Interest and other income
3,325

 
4,338

Resident fees and services
17,061

 
17,493

 
 
 
 
Total revenues
136,773

 
166,086

 
 
 
 
Expenses:
 
 
 
Depreciation and amortization
44,949

 
48,005

Interest
36,318

 
35,818

Triple-net portfolio operating expenses
5,289

 

Senior housing - managed portfolio operating expenses
12,040

 
12,124

General and administrative
8,178

 
7,867

Merger and acquisition costs
6

 
330

Provision for doubtful accounts, straight-line rental income and loan losses
1,207

 
1,213

Impairment of real estate
103,134

 
532

 
 
 
 
Total expenses
211,121

 
105,889

 
 
 
 
Other (expense) income:
 
 
 
Other income
171

 
2,820

Net loss on sales of real estate
(1,520
)
 
(472
)
 
 
 
 
Total other (expense) income
(1,349
)
 
2,348

 
 
 
 
(Loss) income before (loss) income from unconsolidated joint venture and income tax expense
(75,697
)
 
62,545

 
 
 
 
(Loss) income from unconsolidated joint venture
(1,383
)
 
446

Income tax expense
(612
)
 
(510
)
 
 
 
 
Net (loss) income
(77,692
)
 
62,481

 
 
 
 
Net income attributable to noncontrolling interests
(12
)
 
(10
)
 
 
 
 
Net (loss) income attributable to Sabra Health Care REIT, Inc.
(77,704
)
 
62,471

 
 
 
 
Preferred stock dividends

 
(2,561
)
 
 
 
 
Net (loss) income attributable to common stockholders
$
(77,704
)
 
$
59,910

 
 
 
 
Net (loss) income attributable to common stockholders, per:
 
 
 
 
 
 
 
Basic common share
$
(0.44
)
 
$
0.34

 
 
 
 
Diluted common share
$
(0.44
)
 
$
0.34

 
 
 
 
Weighted-average number of common shares outstanding, basic
178,385,984

 
178,294,605

 
 
 
 
Weighted-average number of common shares outstanding, diluted
178,385,984

 
178,516,388


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4




SABRA HEALTH CARE REIT, INC.
CONDENSED CONSOLIDATED BALANCE SHEETS
(dollars in thousands, except per share data)  
 

 
March 31, 2019
 
December 31, 2018
 
(unaudited)
 
 
Assets
 
 
 
Real estate investments, net of accumulated depreciation of $425,962 and $402,338 as of March 31, 2019 and December 31, 2018, respectively
$
5,437,354

 
$
5,853,545

Loans receivable and other investments, net
109,214

 
113,722

Investment in unconsolidated joint venture
335,701

 
340,120

Cash and cash equivalents
22,873

 
50,230

Restricted cash
9,766

 
9,428

Assets held for sale, net
270,780

 

Lease intangible assets, net
119,667

 
131,097

Accounts receivable, prepaid expenses and other assets, net
149,790

 
167,161

Total assets
$
6,455,145

 
$
6,665,303

 
 
 
 
Liabilities
 
 
 
Secured debt, net
$
115,188

 
$
115,679

Revolving credit facility
620,000

 
624,000

Term loans, net
1,187,384

 
1,184,930

Senior unsecured notes, net
1,307,658

 
1,307,394

Accounts payable and accrued liabilities
94,809

 
94,827

Lease intangible liabilities, net
79,328

 
83,726

Total liabilities
3,404,367

 
3,410,556

 
 
 
 
Equity
 
 
 
Common stock, $.01 par value; 250,000,000 shares authorized, 178,419,599 and 178,306,528 shares issued and outstanding as of March 31, 2019 and December 31, 2018, respectively
1,784

 
1,783

Additional paid-in capital
3,508,987

 
3,507,925

Cumulative distributions in excess of net income
(462,555
)
 
(271,595
)
Accumulated other comprehensive (loss) income
(1,747
)
 
12,301

Total Sabra Health Care REIT, Inc. stockholders’ equity
3,046,469

 
3,250,414

Noncontrolling interests
4,309

 
4,333

Total equity
3,050,778

 
3,254,747

Total liabilities and equity
$
6,455,145

 
$
6,665,303




 



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5




SABRA HEALTH CARE REIT, INC.
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)


 
Three Months Ended March 31,
 
2019
 
2018
Cash flows from operating activities:
 
 
 
Net (loss) income
$
(77,692
)
 
$
62,481

Adjustments to reconcile net (loss) income to net cash provided by operating activities:
 
 
 
Depreciation and amortization
44,949

 
48,005

Amortization of above and below market lease intangibles, net
4,304

 
(684
)
Non-cash interest income adjustments
(562
)
 
(570
)
Non-cash interest expense
2,561

 
2,481

Stock-based compensation expense
2,775

 
1,135

Straight-line rental income adjustments
(5,468
)
 
(11,563
)
Provision for doubtful accounts, straight-line rental income and loan losses
1,207

 
1,213

Net loss on sales of real estate
1,520

 
472

Impairment of real estate
103,134

 
532

Loss (income) from unconsolidated joint venture
1,383

 
(446
)
Distributions of earnings from unconsolidated joint venture
3,037

 

Changes in operating assets and liabilities:
 
 
 
Accounts receivable, prepaid expenses and other assets, net
(9,924
)
 
(1,658
)
Accounts payable and accrued liabilities
(17,265
)
 
249

Net cash provided by operating activities
53,959

 
101,647

Cash flows from investing activities:
 
 
 
Acquisition of real estate

 
(172,001
)
Origination and fundings of loans receivable
(2,776
)
 
(13,232
)
Origination and fundings of preferred equity investments

 
(928
)
Additions to real estate
(5,072
)
 
(11,539
)
Repayments of loans receivable
5,251

 
28,805

Repayments of preferred equity investments
2,087

 
234

Investment in unconsolidated joint venture

 
(354,461
)
Net proceeds from the sales of real estate
6,857

 
6,743

Net cash provided by (used in) investing activities
6,347

 
(516,379
)
Cash flows from financing activities:
 
 
 
Net repayments of revolving credit facility
(4,000
)
 
(30,000
)
Principal payments on secured debt
(849
)
 
(1,061
)
Payments of deferred financing costs
(6
)
 
(6
)
Distributions to noncontrolling interests
(36
)
 
(37
)
Issuance of common stock, net
(2,323
)
 
(499
)
Dividends paid on common and preferred stock
(80,260
)
 
(82,789
)
Net cash used in financing activities
(87,474
)
 
(114,392
)
Net decrease in cash, cash equivalents and restricted cash
(27,168
)
 
(529,124
)
Effect of foreign currency translation on cash, cash equivalents and restricted cash
149

 
(155
)
Cash, cash equivalents and restricted cash, beginning of period
59,658

 
587,449

Cash, cash equivalents and restricted cash, end of period
$
32,639

 
$
58,170

Supplemental disclosure of cash flow information:
 
 
 
Interest paid
$
42,195

 
$
42,623



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6




SABRA HEALTH CARE REIT, INC.
FUNDS FROM OPERATIONS (FFO), NORMALIZED FFO,
ADJUSTED FUNDS FROM OPERATIONS (AFFO) AND NORMALIZED AFFO
(dollars in thousands, except per share data)
 
Three Months Ended March 31,
 
2019
 
2018
Net (loss) income attributable to common stockholders
$
(77,704
)
 
$
59,910

Add:
 
 
 
Depreciation and amortization of real estate assets
44,949

 
48,005

Depreciation and amortization of real estate assets related to noncontrolling interests
(40
)
 
(40
)
Depreciation and amortization of real estate assets related to unconsolidated joint venture
5,316

 
4,552

Net loss on sales of real estate
1,520

 
472

Impairment of real estate
103,134

 
532

FFO attributable to common stockholders
$
77,175

 
$
113,431

CCP merger and transition costs
106

 
966

Provision for (recovery of) doubtful accounts and loan losses, net
1,207

 
(864
)
Other normalizing items (1)
6,934

 
(1,908
)
Normalized FFO attributable to common stockholders
$
85,422

 
$
111,625

FFO attributable to common stockholders
$
77,175

 
$
113,431

Merger and acquisition costs (2)
6

 
330

Stock-based compensation expense
2,775

 
1,135

Straight-line rental income adjustments
(5,468
)
 
(11,563
)
Amortization of above and below market lease intangibles, net
4,304

 
(684
)
Non-cash interest income adjustments
(562
)
 
(570
)
Non-cash interest expense
2,561

 
2,481

Provision for doubtful straight-line rental income, loan losses and other reserves
1,207

 
2,181

Other non-cash adjustments related to unconsolidated joint venture
1,115

 
233

Other non-cash adjustments
52

 
15

AFFO attributable to common stockholders
$
83,165

 
$
106,989

CCP transition costs
102

 
632

Recovery of doubtful cash income

 
(968
)
Other normalizing items (1)
1,030

 
(1,908
)
Normalized AFFO attributable to common stockholders
$
84,297

 
$
104,745

Amounts per diluted common share attributable to common stockholders:
 
 
 
Net (loss) income
$
(0.44
)
 
$
0.34

FFO
$
0.43

 
$
0.64

Normalized FFO
$
0.48

 
$
0.63

AFFO
$
0.46

 
$
0.60

Normalized AFFO
$
0.47

 
$
0.58

Weighted average number of common shares outstanding, diluted:
 
 
 
Net (loss) income
178,385,984

 
178,516,388

FFO and Normalized FFO
178,936,854

 
178,516,388

AFFO and Normalized AFFO
179,709,444

 
179,266,983





(1) 
Other normalizing items for FFO and AFFO include un-reimbursed triple-net operating expenses. In addition, other normalizing items for FFO for the three months ended
March 31, 2019 includes $5.9 million of write-offs related to above/below market rent intangibles. The three months ended March 31, 2018 also includes a contingency fee of $2.0 million earned during the period related to a legacy CCP investment.
(2) 
Merger and acquisition costs primarily relate to the CCP merger.

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7



REPORTING DEFINITIONS

Cash Net Operating Income (“Cash NOI”)*   
The Company believes that net income attributable to common stockholders as defined by GAAP is the most appropriate earnings measure. The Company considers Cash NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines Cash NOI as total revenues less operating expenses and non-cash revenues and expenses. Cash NOI excludes all other financial statement amounts included in net income.

Funds From Operations Attributable to Common Stockholders (“FFO”) and Adjusted Funds from Operations Attributable to Common Stockholders (“AFFO”)* 
The Company believes that net income attributable to common stockholders as defined by GAAP is the most appropriate earnings measure. The Company also believes that funds from operations attributable to common stockholders, or FFO, as defined in accordance with the definition used by the National Association of Real Estate Investment Trusts (“NAREIT”), and adjusted funds from operations attributable to common stockholders, or AFFO (and related per share amounts) are important non-GAAP supplemental measures of the Company’s operating performance. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation (except on land), such accounting presentation implies that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a real estate investment trust that uses historical cost accounting for depreciation could be less informative. Thus, NAREIT created FFO as a supplemental measure of operating performance for real estate investment trusts that excludes historical cost depreciation and amortization, among other items, from net income attributable to common stockholders, as defined by GAAP. FFO is defined as net income attributable to common stockholders, computed in accordance with GAAP, excluding gains or losses from real estate dispositions, plus real estate depreciation and amortization, net of amounts related to noncontrolling interests, plus the Company’s share of depreciation and amortization related to our unconsolidated joint venture, and real estate impairment charges. AFFO is defined as FFO excluding merger and acquisition costs, stock-based compensation expense, straight-line rental income adjustments, amortization of above and below market lease intangibles, non-cash interest income adjustments, non-cash interest expense, change in fair value of contingent consideration, non-cash portion of loss on extinguishment of debt, provision for doubtful straight-line rental income, loan losses and other reserves and deferred income taxes, as well as other non-cash revenue and expense items (including ineffectiveness gain/loss on derivative instruments, and non-cash revenue and expense amounts related to noncontrolling interests) and our share of non-cash adjustments related to our unconsolidated joint venture. The Company believes that the use of FFO and AFFO (and the related per share amounts), combined with the required GAAP presentations, improves the understanding of the Company’s operating results among investors and makes comparisons of operating results among real estate investment trusts more meaningful. The Company considers FFO and AFFO to be useful measures for reviewing comparative operating and financial performance because, by excluding the applicable items listed above, FFO and AFFO can help investors compare the operating performance of the Company between periods or as compared to other companies. While FFO and AFFO are relevant and widely used measures of operating performance of real estate investment trusts, they do not represent cash flows from operations or net income attributable to common stockholders as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. FFO and AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of FFO and AFFO may not be comparable to FFO and AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current NAREIT definition or that interpret the current NAREIT definition or define AFFO differently than the Company does.

Normalized FFO and Normalized AFFO*
Normalized FFO and Normalized AFFO represent FFO and AFFO, respectively, adjusted for certain income and expense items that the Company does not believe are indicative of its ongoing operating results. The Company considers Normalized FFO and Normalized AFFO to be useful measures to evaluate the Company’s operating results excluding these income and expense items to help investors compare the operating performance of the Company between periods or as compared to other companies. Normalized FFO and Normalized AFFO do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. Normalized FFO and Normalized AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of Normalized FFO and Normalized AFFO may not be comparable to Normalized FFO and Normalized AFFO reported by other real estate investment trusts that do not define FFO in accordance

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REPORTING DEFINITIONS

with the current NAREIT definition or that interpret the current NAREIT definition or define FFO and AFFO or Normalized FFO and Normalized AFFO differently than the Company does.

REVPOR
REVPOR represents the average revenues generated per occupied room per month at Senior Housing - Managed communities for the period indicated. It is calculated as resident fees and services revenues divided by average monthly occupied room days. REVPOR includes only Stabilized Facilities. REVPOR for the Company’s unconsolidated joint venture is weighted to reflect the Company’s pro rata share.

Senior Housing 
Senior Housing communities include independent living, assisted living, continuing care retirement and memory care communities.

Senior Housing - Managed
Senior Housing communities operated by third-party property managers pursuant to property management agreements.

Skilled Nursing/Transitional Care 
Skilled Nursing/Transitional Care facilities include skilled nursing, transitional care, multi-license designation and mental health facilities.

*Non-GAAP Financial Measures
Reconciliations, definitions and important discussions regarding the usefulness and limitations of the Non-GAAP Financial Measures used in this release can be found at http://www.sabrahealth.com/investors/financials/reports-presentations/non-gaap.



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Section 3: EX-99.2 (Q1 2019 SUPPLEMENTAL INFORMATION)

sbraex9922019q1
Exhibit 99.2


 
CONTENT 03 COMPANY INFORMATION 04 OVERVIEW 05 PORTFOLIO Triple-Net Portfolio Same Store Triple-Net Portfolio Pro Forma Top 10 Relationships Senior Housing - Managed Portfolio Loans and Other Investments | Development Pipeline NOI Concentrations Geographic Concentrations Lease Expirations 14 CAPITALIZATION Overview Indebtedness Debt Maturity Credit Metrics and Ratings 18 FINANCIAL INFORMATION Condensed Consolidated Financial Statements - Statements of (Loss) Income Condensed Consolidated Financial Statements - Balance Sheets Condensed Consolidated Financial Statements - Statements of Cash Flows FFO, Normalized FFO, AFFO and Normalized AFFO Components of Net Asset Value (NAV) 23 APPENDIX Disclaimer Reporting Definitions Discussion and Reconciliation of Certain Non-GAAP Financial Measures: http://www.sabrahealth.com/investors/financials/reports-presentations/non-gaap 2 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
COMPANY INFORMATION SENIOR MANAGEMENT Rick Matros Harold Andrews Jr. Talya Nevo-Hacohen Chairman of the Board, President Executive Vice President, Chief Executive Vice President, Chief and Chief Executive Officer Financial Officer and Secretary Investment Officer and Treasurer BOARD OF DIRECTORS Rick Matros Michael Foster Raymond Lewis Chairman of the Board, President Lead Independent Director Director and Chief Executive Officer Craig Barbarosh Ronald Geary Jeffrey Malehorn Director Director Director Robert Ettl Lynne Katzmann Milton Walters Director Director Director CONTACT INFORMATION Sabra Health Care REIT, Inc. Transfer Agent 18500 Von Karman Avenue American Stock Transfer Suite 550 and Trust Company Irvine, CA 92612 6201 15th Avenue 888.393.8248 Brooklyn, NY 11219 sabrahealth.com 3 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
OVERVIEW Financial Metrics Dollars in thousands, except per share data Three Months Ended March 31, 2019 Revenues $ 136,773 Net operating income 129,273 Cash net operating income 127,580 Diluted per share data attributable to common stockholders: EPS $ (0.44) FFO 0.43 Normalized FFO 0.48 AFFO 0.46 Normalized AFFO 0.47 Dividends per common share 0.45 Capitalization and Market Facts Key Credit Metrics (2) March 31, 2019 March 31, 2019 Common shares outstanding 178.4 million Net Debt to Adjusted EBITDA 5.64x Common equity Market Capitalization $3.5 billion Including unconsolidated joint venture 6.08x Total Debt (1) $3.6 billion Interest Coverage 4.19x Total Enterprise Value (1) $7.1 billion Fixed Charge Coverage Ratio 4.06x Total Debt/Asset Value 48% Common stock closing price $19.47 Secured Debt/Asset Value 7% Common stock 52-week range $15.70 - $23.83 Unencumbered Assets/Unsecured Debt 233% Common stock ticker symbol SBRA Portfolio (3) Dollars in thousands As of March 31, 2019 Property Count Investment Beds/Units Occupancy Percentage (4) Investment in Real Estate Properties, gross Triple-Net Portfolio: Skilled Nursing / Transitional Care 304 $ 3,716,115 34,049 82.5% Senior Housing - Leased 88 1,220,158 7,147 86.6 Specialty Hospitals and Other 22 621,236 1,085 89.3 Total Triple-Net Portfolio 414 5,557,509 42,281 Senior Housing - Managed 23 305,173 1,603 89.8 Consolidated Equity Investments 437 5,862,682 43,884 Unconsolidated Joint Venture Senior Housing - Managed 172 735,995 7,652 81.2 Total Equity Investments 609 6,598,677 51,536 Investment in Direct Financing Lease, net 1 23,530 Investments in Loans Receivable, gross (5) 20 65,232 Preferred Equity Investments, gross (6) 9 43,425 Includes 69 relationships in 44 U.S. states Total Investments 639 $ 6,730,864 and Canada (1) Includes Sabra’s 49% pro rata share of the debt of its unconsolidated joint venture. (2) See page 17 of this supplement for important information about these credit metrics. (3) Excludes 30 real estate properties held for sale as of the end of the current period. (4) Occupancy Percentage is presented for the trailing twelve month period and one quarter in arrears, except for Senior Housing - Managed, which is presented for the current period on a trailing three month basis. (5) Two of our investments in loans receivable contain purchase options on two Senior Housing developments with an aggregate of 42 beds/units. (6) Our preferred equity investments include investments in entities owning eight Senior Housing developments with an aggregate of 950 units and one Skilled Nursing/Transitional Care development with 120 beds. 4 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
PORTFOLIO (1) Triple-Net Portfolio Triple-Net Portfolio Dollars in thousands As of March 31, 2019 Skilled Nursing/ Senior Housing - Specialty Hospitals Transitional Care Leased and Other Total Number of Properties 304 88 22 414 Number of Beds/Units 34,049 7,147 1,085 42,281 Investment $ 3,716,115 $ 1,220,158 $ 621,236 $ 5,557,509 Triple-Net Portfolio — Skilled Nursing/Transitional Care (2) Dollars in thousands 1Q 2019 4Q 2018 3Q 2018 2Q 2018 1Q 2018 Number of Properties 304 335 350 352 380 Number of Beds 34,049 37,628 39,848 40,077 42,972 Cash NOI $ 75,411 $ 77,373 $ 91,533 $ 97,439 $ 99,003 EBTIDAR Coverage 1.25x 1.28x 1.30x 1.27x 1.33x EBITDARM Coverage 1.73x 1.76x 1.77x 1.74x 1.80x Occupancy 82.5% 82.8% 82.6% 81.8% 80.9% Skilled Mix 39.2% 39.4% 39.1% 39.1% 37.6% Triple-Net Portfolio — Senior Housing - Leased (2) Dollars in thousands 1Q 2019 4Q 2018 3Q 2018 2Q 2018 1Q 2018 Number of Properties 88 90 91 89 89 Number of Units 7,147 7,332 7,309 7,173 7,454 Cash NOI $ 21,948 $ 21,875 $ 21,741 $ 21,918 $ 21,173 EBTIDAR Coverage 1.04x 1.06x 1.07x 1.06x 1.09x EBITDARM Coverage 1.21x 1.24x 1.24x 1.24x 1.26x Occupancy 86.6% 86.7% 85.7% 86.2% 86.8% Triple-Net Portfolio — Specialty Hospitals and Other (2) Dollars in thousands 1Q 2019 4Q 2018 3Q 2018 2Q 2018 1Q 2018 Number of Properties 22 22 22 22 22 Number of Beds 1,085 1,085 1,085 1,085 1,085 Cash NOI $ 12,608 $ 12,177 $ 12,100 $ 12,000 $ 11,832 EBTIDAR Coverage 2.93x 2.94x 3.19x 3.25x 3.45x EBITDARM Coverage 3.22x 3.22x 3.48x 3.54x 3.75x Occupancy 89.3% 89.6% 88.9% 86.3% 83.4% (1) All metrics, except Cash NOI, exclude 30 real estate properties held for sale as of the end of the current period. (2) EBITDAR Coverage, EBITDARM Coverage, Occupancy Percentage and Skilled Mix (collectively, “Operating Statistics”) for each period presented include only facilities owned by the Company as of the end of the period presented for the duration that such facilities were classified as Stabilized Facilities. Operating Statistics are only included in periods subsequent to our acquisition except for (i) the legacy CCP tenants, which are presented as if these real estate investments were owned by Sabra during the entire period presented and reflect the previously announced rent repositioning program for certain of our tenants who were legacy tenants of CCP and (ii) EBITDAR Coverage and EBITDARM Coverage for the North American Healthcare portfolio is presented on a trailing twelve month basis and consists of the EBITDAR Coverage and EBITDARM Coverage, respectively, for facilities owned by Sabra in periods subsequent to our acquisition and underwritten stabilized EBTIDAR Coverage and EBITDARM Coverage, respectively, for periods preceding our acquisition. In addition, Operating Statistics are presented for the twelve months ended at the end of the respective period and one quarter in arrears. As such, Operating Statistics exclude assets acquired after December 31, 2018. 5 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
PORTFOLIO (1) Same Store Triple-Net Portfolio Same Store Triple-Net Portfolio (2) Dollars in thousands Skilled Nursing/Transitional Care Senior Housing - Leased Specialty Hospitals and Other 1Q 2019 4Q 2018 1Q 2019 4Q 2018 1Q 2019 4Q 2018 Number of Properties 304 304 87 87 22 22 Number of Beds/Units 34,049 34,049 7,251 7,251 1,085 1,085 Cash NOI $ 72,021 $ 73,409 $ 20,940 $ 21,413 $ 12,283 $ 12,177 Same Store Triple-Net Portfolio — Operating Statistics (3) Skilled Nursing/Transitional Care Senior Housing - Leased Specialty Hospitals and Other 1Q 2019 4Q 2018 1Q 2019 4Q 2018 1Q 2019 4Q 2018 EBTIDAR Coverage 1.29x 1.31x 1.07x 1.07x 2.93x 2.93x EBITDARM Coverage 1.77x 1.80x 1.24x 1.25x 3.22x 3.22x Occupancy 82.7% 82.8% 86.8% 86.9% 89.3% 89.5% Skilled Mix 39.1% 39.5% NA NA NA NA (1) Excludes 30 real estate properties held for sale as of the end of the current period. (2) Same store triple-net portfolio includes all facilities owned for the full period in both comparison periods. (3) Same store Operating Statistics are presented for the twelve months ended at the end of the respective period and one quarter in arrears for Stabilized Facilities owned for the full period in all comparison periods except for the legacy CCP tenants, which are presented as if these real estate investments were owned by Sabra during the entire period presented and reflect the previously announced rent repositioning program for certain of our tenants who were legacy tenants of CCP. 6 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
PORTFOLIO Pro Forma Top 10 Relationships Pro Forma Top 10 Relationships (1) As of March 31, 2019 Twelve Months Ended Number of Sabra % of Annualized March 31, 2019 December 31, 2018 Tenant Primary Facility Type Properties (2) Cash NOI (1) Lease Coverage (3) Lease Coverage (3) Enlivant Assisted Living 183 9.8% NA NA Avamere Family of Companies (4) Skilled Nursing 29 8.0% 1.30x 1.26x North American Healthcare (5) Skilled Nursing 24 7.1% 1.09x 1.09x Signature Healthcare Skilled Nursing 44 7.1% 1.25x 1.36x Signature Behavioral (6) Behavioral Hospitals 6 6.2% 1.45x 1.49x Cadia Healthcare (7) Skilled Nursing 9 5.7% 1.47x 1.41x Holiday AL Holdings LP Independent Living 21 5.3% NA NA Genesis Healthcare, Inc. (4) Skilled Nursing 11 4.7% 1.22x 1.18x Healthmark Group (8) Skilled Nursing 18 3.2% 1.26x 1.17x The McGuire Group Skilled Nursing 7 3.0% 1.84x 1.76x 352 60.1% (1) Pro forma top 10 relationships and Annualized Cash NOI exclude 30 real estate properties held for sale as of the end of the current period, and assume that (i) the pending transition and sale of seven and three facilities, respectively, of the remaining 10 facilities currently operated by Senior Care Centers and (ii) the transition of the 21 Holiday Retirement (“Holiday”) facilities to Senior Housing - Managed communities were completed at the beginning of the period presented. (2) Consists of properties directly owned by us and properties owned through our joint venture with Enlivant. (3) Lease Coverage for tenants is defined as the EBITDAR Coverage for Stabilized Facilities operated by the applicable tenant, unless there is a corporate guarantee and the guarantor level fixed charge coverage is a more meaningful indicator of the tenant’s ability to make rent payments. Lease Coverage is presented one quarter in arrears. Lease Coverage for legacy CCP tenants reflects the previously announced rent repositioning program for certain of our tenants who were legacy tenants of CCP. (4) Lease Coverage reflects guarantor level fixed charge coverage for these relationships. (5) Lease Coverage for the twelve months ended December 31, 2018 reflects the EBITDAR Coverage for facilities owned by Sabra in periods subsequent to our acquisition and underwritten stabilized EBITDAR Coverage for periods preceding our acquisition. (6) Lease Coverage reflects EBITDAR Coverage for five Stabilized Facilities and excludes one pre-stabilized facility representing 0.8% of Annualized Cash NOI. (7) Lease Coverage reflects EBITDAR Coverage for four Stabilized Facilities and excludes five pre-stabilized facilities that were transitioned to Cadia representing 3.6% of Annualized Cash NOI. (8) Lease Coverage reflects EBITDAR Coverage for 13 Stabilized Facilities and excludes five pre-stabilized facilities that were transitioned to Healthmark Group representing 0.9% of Annualized Cash NOI. 7 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
PORTFOLIO Senior Housing - Managed Portfolio Senior Housing - Managed Portfolio by Operator (1) Dollars in thousands, except REVPOR 1Q 2019 1Q 2018 Enlivant Sabra’s Share of Unconsolidated JV (2) Wholly-Owned Total Enlivant Sienna Other Total Total Property Type AL AL AL IL AL AL / IL AL / IL Number of Properties 172 11 183 8 4 195 196 Number of Units 7,652 631 8,283 756 216 9,255 9,396 Investment $ 735,995 $ 126,752 $ 862,747 $ 124,561 $ 53,860 $ 1,041,168 $ 1,040,569 Capital Expenditures $ 1,181 $ 220 $ 1,401 $ 148 $ 35 $ 1,584 $ 1,503 Revenues $ 38,003 $ 9,222 $ 47,225 $ 4,951 $ 2,888 $ 55,064 $ 53,439 Cash NOI $ 9,829 $ 2,723 $ 12,552 $ 1,950 $ 348 $ 14,850 $ 14,607 Cash NOI Margin % 25.9% 29.5% 26.6% 39.4% 12.0% 27.0% 27.3% REVPOR $ 4,159 $ 5,363 $ 4,350 $ 2,202 $ 5,830 $ 4,026 $ 3,793 Occupancy 81.2% 90.8% 82.6% 90.3% 81.5% 83.7% 84.2% Senior Housing - Managed Portfolio — Wholly-Owned (1) Dollars in thousands, except REVPOR 1Q 2019 4Q 2018 3Q 2018 2Q 2018 1Q 2018 Number of Properties 23 23 24 24 24 Number of Units 1,603 1,603 1,712 1,712 1,744 Capital Expenditures $ 403 $ 856 $ 791 $ 629 $ 525 Revenues $ 17,061 $ 17,670 $ 17,290 $ 17,332 $ 17,148 Cash NOI $ 5,021 $ 5,183 $ 4,756 $ 5,160 $ 5,236 Cash NOI Margin % 29.4% 29.3% 27.5% 29.8% 30.5% REVPOR $ 3,744 $ 3,767 $ 3,454 $ 3,490 $ 3,399 Occupancy 89.8% 91.5% 91.5% 91.4% 92.1% Same Store Senior Housing - Managed Portfolio — Wholly-Owned (1) Dollars in thousands, except REVPOR 1Q 2019 4Q 2018 3Q 2018 2Q 2018 1Q 2018 Number of Properties 23 23 23 23 23 Revenues $ 17,061 $ 17,530 $ 16,846 $ 16,879 $ 16,706 Cash NOI $ 5,021 $ 5,156 $ 4,675 $ 5,048 $ 5,137 Cash NOI Margin % 29.4% 29.4% 27.8% 29.9% 30.7% REVPOR $ 3,744 $ 3,767 $ 3,495 $ 3,535 $ 3,543 Occupancy 89.8% 91.5% 91.6% 91.4% 92.1% Senior Housing - Managed Portfolio — Sabra’s Share of Unconsolidated JV (1)(2) Dollars in thousands, except REVPOR 1Q 2019 4Q 2018 3Q 2018 2Q 2018 1Q 2018 Number of Properties 172 172 172 172 172 Number of Units 7,652 7,652 7,652 7,652 7,652 Capital Expenditures $ 1,181 $ 1,878 $ 1,330 $ 1,409 $ 978 Revenues $ 38,003 $ 38,820 $ 36,940 $ 36,657 $ 36,291 Cash NOI $ 9,829 $ 9,918 $ 8,747 $ 8,727 $ 9,371 Cash NOI Margin % 25.9% 25.5% 23.7% 23.8% 25.8% REVPOR $ 4,159 $ 4,230 $ 4,017 $ 4,051 $ 3,998 Occupancy 81.2% 81.7% 81.8% 80.5% 80.7% (1) REVPOR and Occupancy Percentage include only facilities owned by the Company as of the end of the current period for the duration that such facilities were classified as Stabilized Facilities. In addition, revenues, Cash NOI and REVPOR have been adjusted for changes in the foreign currency exchange rate where applicable. (2) Reflects Sabra’s 49% pro rata share of applicable amounts related to its unconsolidated joint venture with Enlivant. 8 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
PORTFOLIO Loans and Other Investments | Development Pipeline Loans Receivable and Other Investments Dollars in thousands As of March 31, 2019 Weighted Weighted Average Average Interest Income Three Number of Contractual Annualized Effective Months Ended March Loan Type Loans Property Type Principal Balance Book Value Interest Rate Interest Rate 31, 2019 (1) Maturity Date Mortgage 1 Specialty Hospital $ 19,000 $ 19,000 10.0% 10.0% $ 471 01/31/27 04/30/21- Construction 2 Senior Housing 4,887 4,945 8.0% 7.7% 93 09/30/22 02/28/19- Other 17 Multiple 47,633 43,611 7.1% 7.7% 695 08/31/28 20 71,520 67,556 7.9% 8.4% $ 1,259 Loan loss reserve — (1,767) $ 71,520 $ 65,789 Other Income Number of Total Funding Total Amount Three Months Ended Other Investment Type Investments Property Type Commitments Funded Book Value Rate of Return March 31, 2019 (1) Skilled Nursing / Preferred Equity 9 Senior Housing $ 35,192 $ 35,192 $ 43,425 12.0% $ 1,257 Proprietary Development Pipeline (2) Dollars in thousands As of March 31, 2019 Estimated Real Estate Value Investment Type Property Type Investment Amount (3) Upon Completion Skilled Skilled Skilled Weighted Nursing/ Nursing/ Nursing/ Average Certificate of Preferred Transitional Senior Transitional Senior Transitional Senior Initial Cash Occupancy State Loan Equity Care Housing Care Housing Care Housing Lease Yield Timing (4) Q1 2017- Indiana — 3 — 3 $ — $ 18,166 — $ 97,000 7.4% Q3 2017 Kentucky — 1 — 1 — 3,035 — 25,000 7.4% Q4 2015 Q1 2018- Ohio — 2 — 2 — 11,145 — 68,000 7.3% Q2 2019 Q3 2015- Texas 2 3 1 4 3,624 11,932 14,475 39,600 8.0% Q2 2019 2 9 1 10 $ 3,624 $ 44,278 $ 14,475 $ 229,600 7.5% (1) Includes income related to loans receivable and other investments held as of March 31, 2019. (2) Includes projects invested in or committed to as of March 31, 2019. (3) Investment amount excludes accrued and unpaid interest receivable. (4) Certificate of occupancy timing represents the period in which the certificate of occupancy has been received for a development project where construction has been completed or when the certificate of occupancy is expected to be received for a development project that is currently under construction. 9 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
PORTFOLIO NOI Concentrations (1) As of March 31, 2019 RELATIONSHIP CONCENTRATION Enlivant: 9.8% Avamere Family of Companies: 8.0% North American Healthcare: 7.1% Signature Healthcare: 7.1% Other: 61.8% Signature Behavioral: 6.2% ASSET CLASS CONCENTRATION Senior Housing - Managed: 16.9% Senior Housing - Leased: 10.4% Skilled Nursing/ Transitional Specialty Hospital Care: 61.0% and Other: 9.6% Interest and Other Income: 2.1% PAYOR SOURCE CONCENTRATION (2) Private Pay: 41.9% Non-Private: 58.1% (1) Concentrations are calculated using Annualized Cash NOI and exclude 30 real estate properties held for sale as of the end of the current period and assume that (i) the pending transition and sale of seven and three facilities, respectively, of the remaining 10 facilities currently operated by Senior Care Centers and (ii) the transition of the 21 Holiday facilities to Senior Housing - Managed communities were completed at the beginning of the period presented. Relationship and asset class concentrations use Annualized Cash NOI for real estate investments, investments in loans receivable and other investments, and investment in unconsolidated joint venture. Payor source concentration excludes Annualized Cash NOI from investments in loans receivable and other investments. We define Annualized Cash NOI as Annualized Revenues less operating expenses and non-cash revenues. (2) Tenant and borrower revenue presented one quarter in arrears. 10 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
PORTFOLIO (1) Geographic Concentrations Property Type As of March 31, 2019 Unconsolidated JV Skilled Nursing/ Senior Housing - Senior Housing - Specialty Hospitals % of Consolidated Senior Housing - Location Transitional Care Leased Managed and Other Consolidated Total Total Managed Total % of Total Texas 41 13 — 14 68 15.6% 31 99 16.3% Indiana 14 6 — — 20 4.6 21 41 6.7 Washington 15 2 — — 17 3.9 17 34 5.6 Oregon 16 4 — — 20 4.6 11 31 5.1 California 24 1 — 4 29 6.6 — 29 4.8 Kentucky 24 — — 1 25 5.7 1 26 4.3 Wisconsin 9 4 2 — 15 3.4 10 25 4.1 Ohio 6 1 — — 7 1.6 15 22 3.6 Pennsylvania 3 — 5 — 8 1.8 11 19 3.1 Massachusetts 18 — — — 18 4.1 — 18 2.9 Other (34 states & Canada) 134 57 16 3 210 48.1 55 265 43.5 Total 304 88 23 22 437 100.0% 172 609 100.0% % of Consolidated Total 69.6% 20.1% 5.3% 5.0% 100.0% % of Total 49.9% 14.5% 3.8% 3.6% 71.8% 28.2% 100.0% Distribution of Beds/Units As of March 31, 2019 Property Type Unconsolidated JV Total Number Skilled Nursing/ Senior Housing - Senior Housing - Specialty Hospitals % of Consolidated Senior Housing - Location of Properties Transitional Care Leased Managed and Other Consolidated Total Total Managed Total % of Total Texas 99 4,816 1,230 — 366 6,412 14.6% 1,236 7,648 14.8% Indiana 41 1,547 409 — — 1,956 4.5 963 2,919 5.7 Kentucky 26 2,598 — — 40 2,638 6.0 55 2,693 5.2 Washington 34 1,658 165 — — 1,823 4.2 725 2,548 4.9 California 29 2,058 102 — 340 2,500 5.7 — 2,500 4.9 Oregon 31 1,520 377 — — 1,897 4.3 399 2,296 4.5 Massachusetts 18 2,209 — — — 2,209 5.0 — 2,209 4.3 Wisconsin 25 788 258 74 — 1,120 2.6 665 1,785 3.5 North Carolina 15 1,454 237 — — 1,691 3.9 — 1,691 3.3 New York 10 1,566 105 — — 1,671 3.8 — 1,671 3.2 Other (34 states & Canada) 281 13,835 4,264 1,529 339 19,967 45.4 3,609 23,576 45.7 Total 609 34,049 7,147 1,603 1,085 43,884 100.0% 7,652 51,536 100.0% % of Consolidated Total 77.6% 16.3% 3.6% 2.5% 100.0% % of Total 66.1% 13.9% 3.1% 2.1% 85.2% 14.8% 100.0% (1) Excludes 30 real estate properties held for sale as of the end of the current period. 11 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
PORTFOLIO Geographic Concentrations Continued Investment (1) Dollars in thousands As of March 31, 2019 Property Type Total Number Skilled Nursing/ Senior Housing - Senior Housing - Specialty Hospitals Location of Properties Transitional Care Leased Managed and Other Total % of Total Texas 68 $ 388,843 $ 221,637 $ — $ 196,098 $ 806,578 13.8% California 29 435,612 35,901 — 224,761 696,274 11.9 Oregon 20 264,892 86,719 — — 351,611 6.0 Maryland 9 321,640 6,566 — — 328,206 5.6 New York 10 297,326 19,235 — — 316,561 5.4 Kentucky 25 228,773 — — 30,313 259,086 4.4 Indiana 20 174,427 59,888 — — 234,315 4.0 Washington 17 188,549 36,910 — — 225,459 3.8 Arizona 8 31,976 47,248 — 121,757 200,981 3.4 North Carolina 15 123,462 67,272 — — 190,734 3.3 Other (31 states & Canada) (2) 216 1,260,615 638,782 305,173 48,307 2,252,877 38.4 Total 437 $ 3,716,115 $ 1,220,158 $ 305,173 $ 621,236 $ 5,862,682 100.0% % of Total investment 63.4% 20.8% 5.2% 10.6% 100.0% (1) Excludes (i) 30 real estate properties held for sale as of the end of the current period and (ii) our unconsolidated joint venture. (2) Investment balance in Canada is based on the exchange rate as of March 31, 2019 of $0.7490 per CAD $1.00. 12 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
PORTFOLIO Lease Expirations Lease Expirations (1) Dollars in thousands Skilled Nursing/ Senior Housing - Specialty Hospitals Total Annualized As of March 31, 2019 Transitional Care Leased and Other Revenues % of Total 2019 $ — $ — $ — $ — —% 2020 (2) 24,785 — 1,217 26,002 6.3% 2021 4,448 1,134 — 5,582 1.4% 2022 — 7,509 3,965 11,474 2.8% 2023 10,146 — — 10,146 2.5% 2024 29,133 4,327 — 33,460 8.1% 2025 5,205 7,842 — 13,047 3.2% 2026 20,863 585 — 21,448 5.2% 2027 37,064 5,548 31,774 74,386 18.1% 2028 14,333 7,118 3,805 25,256 6.1% Thereafter 162,361 19,608 8,408 190,377 46.3% Total Annualized Revenues $ 308,338 $ 53,671 $ 49,169 $ 411,178 100.0% (1) Excludes (i) Senior Housing - Managed communities, (ii) 30 assets held for sale as of the end of the current period, (iii) 10 Skilled Nursing/Transitional Care facilities operated by Senior Care Centers as the leases for these facilities were terminated during the third quarter of 2018 and Senior Care Centers is currently operating the facilities on a month-to-month basis, (iv) one non-operational Skilled Nursing/ Transitional Care facility and (v) the 21 Holiday facilities transitioned to Senior Housing - Managed communities on April 1, 2019. Annualized Revenues are net of repositioning reserves, if applicable. (2) 2020 lease expirations include (i) $7.7 million in Q1, $10.4 million in Q2, $1.0 million in Q3 and $5.7 million in Q4 (on December 31, 2020) of Skilled Nursing/Transitional Care lease expirations and (ii) $1.2 million in Q4 of Specialty Hospitals and Other lease expirations. 13 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
CAPITALIZATION Overview Debt Dollars in thousands Sabra's Share of As of March 31, 2019 Consolidated Debt Unconsolidated JV Debt Total Debt Secured debt $ 116,954 $ 378,067 $ 495,021 Revolving credit facility 620,000 — 620,000 Term loans 1,193,625 — 1,193,625 Senior unsecured notes 1,300,000 — 1,300,000 Total Debt 3,230,579 378,067 3,608,646 Deferred financing costs and premiums/discounts, net (349) (5,295) (5,644) Total Debt, Net $ 3,230,230 $ 372,772 $ 3,603,002 Revolving Credit Facility Dollars in thousands As of March 31, 2019 Credit facility availability $ 380,000 Pro forma credit facility availability (1) 718,700 Credit facility capacity 1,000,000 Enterprise Value Dollars in thousands, except per share amounts As of March 31, 2019 Shares Outstanding Price Value Common stock 178,419,599 $ 19.47 $ 3,473,830 Consolidated Debt 3,230,579 Cash and cash equivalents (22,873) Consolidated Enterprise Value 6,681,536 Sabra’s share of unconsolidated joint venture debt 378,067 Sabra's share of unconsolidated joint venture cash and cash equivalents (8,983) Total Enterprise Value $ 7,050,620 Common Stock and Equivalents Three Months Ended March 31, 2019 Weighted Average Common Shares EPS FFO and Normalized FFO AFFO and Normalized AFFO Common stock 178,355,344 178,355,344 178,355,344 Common equivalents 30,640 30,640 30,640 Basic common and common equivalents 178,385,984 178,385,984 178,385,984 Dilutive securities: Restricted stock and units — 550,870 1,323,460 Diluted common and common equivalents 178,385,984 178,936,854 179,709,444 (1) Assumes that the sale of the 28 Senior Care Centers facilities, which resulted in net proceeds of approximately $281.5 million, and the $57.2 million lease termination payment made by Holiday related to the conversion of the 21 Holiday facilities to Senior Housing - Managed communities were completed at the beginning of the period presented. 14 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
CAPITALIZATION Indebtedness Fixed | Variable Rate Debt Dollars in thousands Weighted Average As of March 31, 2019 Principal Effective Rate (1) % of Total Fixed Rate Debt Secured debt $ 116,954 3.66% 3.2% Unsecured senior notes 1,300,000 5.33% 36.0% Total fixed rate debt 1,416,954 5.19% 39.2% Variable Rate Debt (2) Revolving credit facility 620,000 3.74% 17.2% Term loans 1,193,625 2.93% 33.1% Sabra’s share of unconsolidated joint venture variable rate debt 378,067 5.05% 10.5% Total variable rate debt 2,191,692 3.52% 60.8% Total Debt $ 3,608,646 4.18% 100.0% Secured | Unsecured Debt Dollars in thousands Weighted Average As of March 31, 2019 Principal Effective Rate (1) % of Total Secured Debt Secured debt $ 116,954 3.66% 3.2% Sabra’s share of unconsolidated joint venture secured debt 378,067 5.05% 10.5% Total secured debt 495,021 4.72% 13.7% Unsecured Debt Unsecured senior notes 1,300,000 5.33% 36.0% Revolving credit facility 620,000 3.74% 17.2% Term loans 1,193,625 2.93% 33.1% Total unsecured debt 3,113,625 4.09% 86.3% Total Debt $ 3,608,646 4.18% 100.0% (1) Weighted average effective interest rate includes private mortgage insurance and impact of interest rate swap and cap agreements. (2) Term loans include $845.0 million subject to swap agreements that fix LIBOR at a weighted average rate of 1.19%, and $67.4 million (CAD $90.0 million) and $26.2 million (CAD $35.0 million) subject to swap agreements that fix CDOR at 1.59% and 0.93%, respectively. Excluding these amounts, variable rate debt was 34.7% of Total Debt as of March 31, 2019. Additionally, unconsolidated joint venture debt includes $368.4 million subject to interest rate cap agreements that cap LIBOR at a weighted average rate of 2.89%. 15 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
CAPITALIZATION Debt Maturity Debt Maturity Schedule (1) Sabra's Share of Dollars in thousands Secured Debt Unsecured Senior Notes Term Loans Revolving Credit Facility Consolidated Debt Unconsolidated JV Debt Total Debt As of March 31, 2019 Principal Rate (2) Principal Rate (2) Principal Rate (2) Principal Rate (2) Principal Rate (2) Principal Rate (2) Principal Rate (2) 4/1/19 - 12/31/19 $ 2,584 3.31% $ — — $ — — $ — — $ 2,584 3.31% $ — — $ 2,584 3.31% 2020 3,541 3.31% — — 200,000 3.94% — — 203,541 3.93% 3,505 5.02% 207,046 3.95% 2021 18,446 3.32% 500,000 5.50% — — 620,000 3.74% 1,138,446 4.51% 14,263 5.03% 1,152,709 4.52% 2022 3,185 3.27% — — 993,625 3.86% — — 996,810 3.86% 6,230 5.02% 1,003,040 3.86% 2023 3,282 3.27% 200,000 5.38% — — — — 203,282 5.34% 6,609 5.02% 209,891 5.33% 2024 3,384 3.28% — — — — — — 3,384 3.28% 6,660 5.02% 10,044 4.43% 2025 3,488 3.29% — — — — — — 3,488 3.29% 188,866 5.02% 192,354 4.99% 2026 3,596 3.31% 500,000 5.13% — — — — 503,596 5.11% 81,497 5.22% 585,093 5.13% 2027 3,707 3.32% 100,000 5.38% — — — — 103,707 5.31% 70,437 4.94% 174,144 5.16% 2028 3,822 3.33% — — — — — — 3,822 3.33% — — 3,822 3.33% Thereafter 67,919 3.54% — — — — — — 67,919 3.54% — — 67,919 3.54% Total Debt 116,954 1,300,000 1,193,625 620,000 3,230,579 378,067 3,608,646 Premium, net — 14,135 — — 14,135 — 14,135 Deferred financing costs, net (1,766) (6,477) (6,241) — (14,484) (5,295) (19,779) Total Debt, Net $ 115,188 $ 1,307,658 $ 1,187,384 $ 620,000 $ 3,230,230 $ 372,772 $ 3,603,002 Wtd. avg. maturity/years 21.9 4.8 3.0 2.4 4.3 6.5 4.5 Wtd. avg. effective interest rate (3) 3.66% 5.33% 2.93% 3.74% 4.08% 5.05% 4.18% (1) Revolving Credit Facility is subject to two six-month extension options. (2) Represents actual contractual interest rates excluding private mortgage insurance and impact of interest rate derivative agreements. (3) Weighted average effective interest rate includes private mortgage insurance and impact of interest rate derivative agreements. 16 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
CAPITALIZATION Credit Metrics and Ratings Key Credit Metrics (1) December 31, 2018 March 31, 2019 Net Debt to Adjusted EBITDA (2)(3) 5.75x 5.64x Net Debt to Adjusted EBITDA - Including Unconsolidated Joint Venture (2)(3) 6.12x 6.08x Interest Coverage (2) 4.18x 4.19x Fixed Charge Coverage Ratio (2) 4.05x 4.06x Total Debt/Asset Value 49% 48% Secured Debt/Asset Value 7% 7% Unencumbered Assets/Unsecured Debt 222% 233% Cost of Permanent Debt (4) 4.28% 4.28% Unsecured Notes Ratings S&P (Stable outlook) BBB- Fitch (Negative outlook) BBB- Moody's (Stable outlook) Ba1 (1) Key credit statistics (except net debt to adjusted EBITDA) are calculated in accordance with the credit agreement relating to the revolving credit facility and the indentures relating to our unsecured senior notes. (2) Based on the trailing twelve month period ended as of the date indicated. Assumes that (i) the April 1, 2019 lease termination payment received from Holiday, (ii) the sale of 26 Skilled Nursing/Transitional Care facilities and two Senior Housing communities from the Senior Care Centers portfolio and (iii) the pending transition of seven of the remaining 10 facilities currently operated by Senior Care Centers were completed at the beginning of the period presented. (3) Net Debt to Adjusted EBITDA is calculated based on Annualized Adjusted EBITDA, which is Adjusted EBITDA, as adjusted for annualizing adjustments that give effect to the acquisitions and dispositions completed during the respective period as though such acquisitions and dispositions were completed as of the beginning of the period presented. Net Debt to Adjusted EBITDA - Including Unconsolidated Joint Venture is calculated based on Annualized Adjusted EBITDA, as adjusted, which includes Annualized Adjusted EBITDA and is further adjusted to include the Company's share of the unconsolidated joint venture interest expense. See “Reconciliations of Non-GAAP Financial Measures” on our website at http://www.sabrahealth.com/investors/financials/reports-presentations/non-gaap for additional information. (4) Excludes revolving credit facility balance that had an interest rate of 3.74% and 3.75% as of March 31, 2019 and December 31, 2018, respectively. 17 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
FINANCIAL INFORMATION Condensed Consolidated Financial Statements Condensed Consolidated Statements of (Loss) Income Dollars in thousands, except per share data Three Months Ended March 31, 2019 2018 Revenues: Rental and related revenues $ 116,387 $ 144,255 Interest and other income 3,325 4,338 Resident fees and services 17,061 17,493 Total revenues 136,773 166,086 Expenses: Depreciation and amortization 44,949 48,005 Interest 36,318 35,818 Triple-net portfolio operating expenses 5,289 — Senior housing - managed portfolio operating expenses 12,040 12,124 General and administrative 8,178 7,867 Merger and acquisition costs 6 330 Provision for doubtful accounts, straight-line rental income and loan losses 1,207 1,213 Impairment of real estate 103,134 532 Total expenses 211,121 105,889 Other (expense) income: Other income 171 2,820 Net loss on sales of real estate (1,520) (472) Total other (expense) income (1,349) 2,348 (Loss) income before (loss) income from unconsolidated joint venture and income tax expense (75,697) 62,545 (Loss) income from unconsolidated joint venture (1,383) 446 Income tax expense (612) (510) Net (loss) income (77,692) 62,481 Net income attributable to noncontrolling interests (12) (10) Net (loss) income attributable to Sabra Health Care REIT, Inc. (77,704) 62,471 Preferred stock dividends — (2,561) Net (loss) income attributable to common stockholders $ (77,704) $ 59,910 Net (loss) income attributable to common stockholders, per: Basic common share $ (0.44) $ 0.34 Diluted common share $ (0.44) $ 0.34 Weighted-average number of common shares outstanding, basic 178,385,984 178,294,605 Weighted-average number of common shares outstanding, diluted 178,385,984 178,516,388 18 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
FINANCIAL INFORMATION Condensed Consolidated Financial Statements Condensed Consolidated Balance Sheets Dollars in thousands, except per share data March 31, 2019 December 31, 2018 (unaudited) Assets Real estate investments, net of accumulated depreciation of $425,962 and $402,338 as of March 31, 2019 and December 31, 2018, respectively $ 5,437,354 $ 5,853,545 Loans receivable and other investments, net 109,214 113,722 Investment in unconsolidated joint venture 335,701 340,120 Cash and cash equivalents 22,873 50,230 Restricted cash 9,766 9,428 Assets held for sale, net 270,780 — Lease intangible assets, net 119,667 131,097 Accounts receivable, prepaid expenses and other assets, net 149,790 167,161 Total assets $ 6,455,145 $ 6,665,303 Liabilities Secured debt, net $ 115,188 $ 115,679 Revolving credit facility 620,000 624,000 Term loans, net 1,187,384 1,184,930 Senior unsecured notes, net 1,307,658 1,307,394 Accounts payable and accrued liabilities 94,809 94,827 Lease intangible liabilities, net 79,328 83,726 Total liabilities 3,404,367 3,410,556 Equity Common stock, $.01 par value; 250,000,000 shares authorized, 178,419,599 and 178,306,528 shares issued and outstanding as of March 31, 2019 and December 31, 2018, respectively 1,784 1,783 Additional paid-in capital 3,508,987 3,507,925 Cumulative distributions in excess of net income (462,555) (271,595) Accumulated other comprehensive (loss) income (1,747) 12,301 Total Sabra Health Care REIT, Inc. stockholders’ equity 3,046,469 3,250,414 Noncontrolling interests 4,309 4,333 Total equity 3,050,778 3,254,747 Total liabilities and equity $ 6,455,145 $ 6,665,303 19 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
FINANCIAL INFORMATION Condensed Consolidated Financial Statements Condensed Consolidated Statements of Cash Flows Dollars in thousands Three Months Ended March 31, 2019 2018 Cash flows from operating activities: Net (loss) income $ (77,692) $ 62,481 Adjustments to reconcile net (loss) income to net cash provided by operating activities: Depreciation and amortization 44,949 48,005 Amortization of above and below market lease intangibles, net 4,304 (684) Non-cash interest income adjustments (562) (570) Non-cash interest expense 2,561 2,481 Stock-based compensation expense 2,775 1,135 Straight-line rental income adjustments (5,468) (11,563) Provision for doubtful accounts, straight-line rental income and loan losses 1,207 1,213 Net loss on sales of real estate 1,520 472 Impairment of real estate 103,134 532 Loss (income) from unconsolidated joint venture 1,383 (446) Distributions of earnings from unconsolidated joint venture 3,037 — Changes in operating assets and liabilities: Accounts receivable, prepaid expenses and other assets, net (9,924) (1,658) Accounts payable and accrued liabilities (17,265) 249 Net cash provided by operating activities 53,959 101,647 Cash flows from investing activities: Acquisition of real estate — (172,001) Origination and fundings of loans receivable (2,776) (13,232) Origination and fundings of preferred equity investments — (928) Additions to real estate (5,072) (11,539) Repayments of loans receivable 5,251 28,805 Repayments of preferred equity investments 2,087 234 Investment in unconsolidated joint venture — (354,461) Net proceeds from the sales of real estate 6,857 6,743 Net cash provided by (used in) investing activities 6,347 (516,379) Cash flows from financing activities: Net repayments of revolving credit facility (4,000) (30,000) Principal payments on secured debt (849) (1,061) Payments of deferred financing costs (6) (6) Distributions to noncontrolling interests (36) (37) Issuance of common stock, net (2,323) (499) Dividends paid on common and preferred stock (80,260) (82,789) Net cash used in financing activities (87,474) (114,392) Net decrease in cash, cash equivalents and restricted cash (27,168) (529,124) Effect of foreign currency translation on cash, cash equivalents and restricted cash 149 (155) Cash, cash equivalents and restricted cash, beginning of period 59,658 587,449 Cash, cash equivalents and restricted cash, end of period $ 32,639 $ 58,170 Supplemental disclosure of cash flow information: Interest paid $ 42,195 $ 42,623 20 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
FINANCIAL INFORMATION FFO, Normalized FFO, AFFO and Normalized AFFO FFO, Normalized FFO, AFFO and Normalized AFFO Three Months Ended March 31, 2019 2018 Net (loss) income attributable to common stockholders $ (77,704) $ 59,910 Add: Depreciation and amortization of real estate assets 44,949 48,005 Depreciation and amortization of real estate assets related to noncontrolling interests (40) (40) Depreciation and amortization of real estate assets related to unconsolidated joint venture 5,316 4,552 Net loss on sales of real estate 1,520 472 Impairment of real estate 103,134 532 FFO attributable to common stockholders $ 77,175 $ 113,431 CCP merger and transition costs 106 966 Provision for (recovery of) doubtful accounts and loan losses, net 1,207 (864) Other normalizing items (1) 6,934 (1,908) Normalized FFO attributable to common stockholders $ 85,422 $ 111,625 FFO attributable to common stockholders $ 77,175 $ 113,431 Merger and acquisition costs (2) 6 330 Stock-based compensation expense 2,775 1,135 Straight-line rental income adjustments (5,468) (11,563) Amortization of above and below market lease intangibles, net 4,304 (684) Non-cash interest income adjustments (562) (570) Non-cash interest expense 2,561 2,481 Provision for doubtful straight-line rental income, loan losses and other reserves 1,207 2,181 Other non-cash adjustments related to unconsolidated joint venture 1,115 233 Other non-cash adjustments 52 15 AFFO attributable to common stockholders $ 83,165 $ 106,989 CCP transition costs 102 632 Recovery of doubtful cash income — (968) Other normalizing items (1) 1,030 (1,908) Normalized AFFO attributable to common stockholders $ 84,297 $ 104,745 Amounts per diluted common share attributable to common stockholders: Net (loss) income $ (0.44) $ 0.34 FFO $ 0.43 $ 0.64 Normalized FFO $ 0.48 $ 0.63 AFFO $ 0.46 $ 0.60 Normalized AFFO $ 0.47 $ 0.58 Weighted average number of common shares outstanding, diluted: Net (loss) income 178,385,984 178,516,388 FFO and Normalized FFO 178,936,854 178,516,388 AFFO and Normalized AFFO 179,709,444 179,266,983 (1) Other normalizing items for FFO and AFFO include un-reimbursed triple-net operating expenses. In addition, other normalizing items for FFO for the three months ended March 31, 2019 includes $5.9 million of write-offs related to above/below market rent intangibles. The three months ended March 31, 2018 also includes a contingency fee of $2.0 million earned during the period related to a legacy CCP investment. (2) Merger and acquisition costs primarily relate to the CCP merger. 21 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
FINANCIAL INFORMATION Components of Net Asset Value (NAV) We disclose components of our business relevant to calculate NAV. We consider NAV to be a useful supplemental measure that assists both management and investors to estimate the fair value of our Company. The calculation of NAV involves significant estimates and can be calculated using various methods. Each individual investor must determine the specific methodology, assumptions and estimates to use to arrive at an estimated NAV of the Company. The components of NAV do not consider potential changes in our investment portfolio. The components include non-GAAP financial measures, such as Cash NOI. Although these measures are not presented in accordance with GAAP, investors can use these non-GAAP financial measures as supplemental information to evaluate our business. Annualized Cash NOI (1) Dollars in thousands Skilled Nursing/Transitional Care $ 314,039 Senior Housing - Leased 53,670 Senior Housing - Managed 86,855 Specialty Hospitals and Other 49,169 Annualized Cash NOI (Excluding Loans Receivable and Other Investments) $ 503,733 Obligations Dollars in thousands Secured debt (2) $ 116,954 Unsecured senior notes (2) 1,300,000 Revolving credit facility 620,000 Term loans (2) 1,193,625 Sabra’s share of unconsolidated joint venture debt (3) 378,067 Total Debt 3,608,646 Add (less): Cash and cash equivalents and restricted cash (32,639) Sabra’s share of unconsolidated joint venture cash and cash equivalents and restricted cash (4) (13,625) Accounts payable and accrued liabilities (5) 72,896 Net obligations $ 3,635,278 Other Assets Dollars in thousands Loans receivable and other investments, net $ 109,214 Accounts receivable, prepaid expenses and other assets, net (5) 41,838 Total other assets $ 151,052 Gross proceeds from sale of applicable portion of Senior Care Centers portfolio $ 282,500 Common Shares Outstanding Total shares 178,419,599 (1) Annualized Cash NOI assumes that (i) the April 1, 2019 sale of 26 Skilled Nursing/Transitional Care facilities and two Senior Housing communities from the Senior Care Centers portfolio, (ii) the pending transition and sale of seven and three facilities, respectively, of the remaining 10 facilities currently operated by Senior Care Centers and (iii) the transition of the 21 Holiday facilities to Senior Housing - Managed communities were completed at the beginning of the period presented. (2) Amounts represent principal amounts due and exclude deferred financing costs, net and premiums/discounts, net. (3) Represents Sabra’s 49% share of unconsolidated Enlivant joint venture’s debt. (4) Represents Sabra’s 49% share of unconsolidated Enlivant joint venture’s cash and cash equivalents and restricted cash. (5) Includes balances that impact cash or NOI and excludes non-cash items. 22 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
APPENDIX Disclaimer Disclaimer This supplement contains “forward-looking” statements as defined in the Private Securities Litigation Reform Act of 1995. These statements may be identified, without limitation, by the use of “expects,” “believes,” “intends,” “should” or comparable terms or the negative thereof. Examples of forward- looking statements include all statements regarding our expected future financial position, results of operations, cash flows, liquidity, business strategy, growth opportunities, potential investments, and plans and objectives for future operations. Our actual results may differ materially from those projected or contemplated by our forward-looking statements as a result of various factors, including among others, the following: our dependence on the operating success of our tenants; the potential variability of our reported rental and related revenues following the adoption of Accounting Standards Update (“ASU”) 2016-02, Leases, as amended by subsequent ASUs (“Topic 842”) on January 1, 2019; operational risks with respect to our Senior Housing - Managed communities; the effect of our tenants declaring bankruptcy or becoming insolvent; our ability to find replacement tenants and the impact of unforeseen costs in acquiring new properties; the impact of litigation and rising insurance costs on the business of our tenants; the possibility that Sabra may not acquire the remaining majority interest in the Enlivant joint venture; risks associated with our investments in joint ventures; changes in healthcare regulation and political or economic conditions; the impact of required regulatory approvals of transfers of healthcare properties; competitive conditions in our industry; our concentration in the healthcare property sector, particularly in skilled nursing/transitional care facilities and senior housing communities, which makes our profitability more vulnerable to a downturn in a specific sector than if we were investing in multiple industries; the significant amount of and our ability to service our indebtedness; covenants in our debt agreements that may restrict our ability to pay dividends, make investments, incur additional indebtedness and refinance indebtedness on favorable terms; increases in market interest rates; the potential phasing out of the London Interbank Offered Rate (“LIBOR”) benchmark after 2021; our ability to raise capital through equity and debt financings; changes in foreign currency exchange rates; the relatively illiquid nature of real estate investments; the loss of key management personnel; uninsured or underinsured losses affecting our properties and the possibility of environmental compliance costs and liabilities; the impact of a failure or security breach of information technology in our operations; our ability to maintain our status as a real estate investment trust (“REIT”); changes in tax laws and regulations affecting REITs (including the potential effects of the Tax Cuts and Jobs Act); compliance with REIT requirements and certain tax and tax regulatory matters related to our status as a REIT; and the ownership limits and takeover defenses in our governing documents and under Maryland law, which may restrict change of control or business combination opportunities.  Additional information concerning risks and uncertainties that could affect our business can be found in our filings with the Securities and Exchange Commission (the “SEC”), including Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2018. We do not intend, and we undertake no obligation, to update any forward-looking information to reflect events or circumstances after the date of this supplement or to reflect the occurrence of unanticipated events, unless required by law to do so. Note Regarding Non-GAAP Financial Measures This supplement includes the following financial measures defined as non-GAAP financial measures by the SEC: net operating income (“NOI”), Cash NOI, funds from operations attributable to common stockholders (“FFO”), Normalized FFO, Adjusted FFO (“AFFO”), Normalized AFFO, FFO per diluted common share, Normalized FFO per diluted common share, AFFO per diluted common share, Normalized AFFO per diluted common share and Adjusted EBITDA (defined below). These measures may be different than non-GAAP financial measures used by other companies, and the presentation of these measures is not intended to be considered in isolation or as a substitute for financial information prepared and presented in accordance with U.S. generally accepted accounting principles. An explanation of these non-GAAP financial measures is included under “Reporting Definitions” in this supplement and reconciliations of these non-GAAP financial measures to the GAAP financial measures we consider most comparable are included on the Investors section of our website at http://www.sabrahealth.com/investors/financials/reports-presentations/non-gaap. Tenant and Borrower Information This supplement includes information regarding certain of our tenants that lease properties from us and our borrowers, most of which are not subject to SEC reporting requirements. The information related to our tenants and borrowers that is provided in this supplement has been provided by, or derived from information provided by, such tenants and borrowers. We have not independently verified this information. We have no reason to believe that such information is inaccurate in any material respect. We are providing this data for informational purposes only. Sabra Information The information in this supplemental information package should be read in conjunction with the Company's Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K and other information filed with the SEC. The Reporting Definitions and Reconciliations of Non-GAAP Measures are an integral part of the information presented herein. On Sabra’s website, www.sabrahealth.com, you can access, free of charge, Sabra's Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and amendments to those reports file or furnished pursuant to Sections 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended, as soon as reasonably practicable after such material is filed with, or furnished to, the SEC. The information contained on Sabra’s website is not incorporated by reference into, and should not be considered a part of, this supplemental information package. All material filed with the SEC can also be accessed through its website, www.sec.gov. For more information, contact Investor Relations at (888) 393-8248 or investorrelations@sabrahealth.com. 23 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
APPENDIX Reporting Definitions Adjusted EBITDA* Adjusted EBITDA is calculated as earnings before interest, taxes, depreciation and amortization (“EBITDA”) excluding the impact of merger-related costs, stock-based compensation expense under the Company's long-term equity award program, and loan loss reserves. Adjusted EBITDA is an important non- GAAP supplemental measure of operating performance. Ancillary Supported Tenant A tenant, or one of its affiliates, that owns an ancillary business that depends on providing services to the residents of the properties leased by the affiliated operating company (Sabra’s tenant) for a meaningful part of the ancillary business's profitability and has below market EBITDAR coverage. Annualized Revenues  The annual contractual rental revenues under leases and interest and other income generated by the Company’s loans receivable and other investments based on amounts invested and applicable terms as of the end of the period presented. Annualized Revenues do not include tenant recoveries or additional rents. Cash Net Operating Income (“Cash NOI”)*    The Company believes that net income attributable to common stockholders as defined by GAAP is the most appropriate earnings measure. The Company considers Cash NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines Cash NOI as total revenues less operating expenses and non-cash revenues and expenses. Cash NOI excludes all other financial statement amounts included in net income. Consolidated Debt  The principal balances of the Company’s revolving credit facility, term loans, senior unsecured notes, and secured indebtedness as reported in the Company’s condensed consolidated financial statements. Consolidated Debt, Net The carrying amount of the Company’s revolving credit facility, term loans, senior unsecured notes, and secured indebtedness, as reported in the Company’s condensed consolidated financial statements. Consolidated Enterprise Value The Company believes Consolidated Enterprise Value is an important measurement as it is a measure of a company’s value. The Company calculates Consolidated Enterprise Value as market equity capitalization plus Consolidated Debt. Market equity capitalization is calculated as (i) the number of shares of common stock multiplied by the closing price of the Company’s common stock on the last day of the period presented plus (ii) the number of shares of preferred stock multiplied by the closing price of the Company’s preferred stock on the last day of the period presented. Consolidated Enterprise Value includes the Company’s market equity capitalization and Consolidated Debt, less cash and cash equivalents. EBITDAR  Earnings before interest, taxes, depreciation, amortization and rent (“EBITDAR”) for a particular facility accruing to the operator/tenant of the property (not the Company) for the period presented. EBITDAR includes an imputed management fee of 5.0% of revenues for Skilled Nursing/Transitional Care facilities and Senior Housing - Leased communities and an imputed management fee of 2.5% of revenues for Specialty Hospitals and Other facilities. The Company uses EBITDAR in determining EBITDAR Coverage. EBITDAR has limitations as an analytical tool. EBITDAR does not reflect historical cash expenditures or future cash requirements for facility capital expenditures or contractual commitments. In addition, EBITDAR does not represent a property's net income or cash flow from operations and should not be considered an alternative to those indicators. The Company utilizes EBITDAR as a supplemental measure of the ability of the Company's operators/tenants and relevant guarantors to generate sufficient liquidity to meet related obligations to the Company. EBITDAR Coverage  Represents the ratio of EBITDAR to cash rent for owned facilities (excluding Senior Housing - Managed communities) for the period presented. EBITDAR Coverage is a supplemental measure of a property's ability to generate cash flows for the operator/tenant (not the Company) to meet the operator's/ tenant's related cash rent and other obligations to the Company. However, its usefulness is limited by, among other things, the same factors that limit the usefulness of EBITDAR. EBITDAR Coverage includes only Stabilized Facilities and excludes significant tenants with meaningful credit enhancement through guarantees (which include Genesis, Holiday and two legacy CCP tenants), one Ancillary Supported Tenant and facilities for which data is not available or meaningful. EBITDARM  Earnings before interest, taxes, depreciation, amortization, rent and management fees (“EBITDARM”) for a particular facility accruing to the operator/tenant of the property (not the Company), for the period presented. The Company uses EBITDARM in determining EBITDARM Coverage. The usefulness of EBITDARM is limited by the same factors that limit the usefulness of EBITDAR. Together with EBITDAR, the Company utilizes EBITDARM to evaluate the core operations of the properties by eliminating management fees, which may vary by operator/tenant and operating structure. 24 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
APPENDIX Reporting Definitions EBITDARM Coverage  Represents the ratio of EBITDARM to cash rent for owned facilities (excluding Senior Housing - Managed communities) for the period presented. EBITDARM coverage is a supplemental measure of a property’s ability to generate cash flows for the operator/tenant (not the Company) to meet the operator’s/tenant’s related cash rent and other obligations to the Company. However, its usefulness is limited by, among other things, the same factors that limit the usefulness of EBITDARM. EBITDARM Coverage includes only Stabilized Facilities and excludes significant tenants with meaningful credit enhancement through guarantees (which include Genesis, Holiday and two legacy CCP tenants), one Ancillary Supported Tenant and facilities for which data is not available or meaningful. Fixed Charge Coverage Ratio EBITDAR (including adjustments for one-time and pro forma items) for the period indicated (one quarter in arrears) for all operations of any entities that guarantee the tenants’ lease obligations to the Company divided by the same period cash rent expense, interest expense and mandatory principal payments for operations of any entity that guarantees the tenants’ lease obligation to the Company. Fixed Charge Coverage is a supplemental measure of a guarantor’s ability to meet the operator’s/tenant’s cash rent and other obligations to the Company should the operator/tenant be unable to do so itself. However, its usefulness is limited by, among other things, the same factors that limit the usefulness of EBITDAR. Fixed Charge Coverage is calculated by the Company as described above based on information provided by guarantors without independent verification by the Company and may differ from similar metrics calculated by the guarantors. Funds From Operations Attributable to Common Stockholders (“FFO”) and Adjusted Funds from Operations Attributable to Common Stockholders (“AFFO”)*  The Company believes that net income attributable to common stockholders as defined by GAAP is the most appropriate earnings measure. The Company also believes that funds from operations attributable to common stockholders, or FFO, as defined in accordance with the definition used by the National Association of Real Estate Investment Trusts (“NAREIT”), and adjusted funds from operations attributable to common stockholders, or AFFO (and related per share amounts) are important non-GAAP supplemental measures of the Company’s operating performance. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation (except on land), such accounting presentation implies that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a real estate investment trust that uses historical cost accounting for depreciation could be less informative. Thus, NAREIT created FFO as a supplemental measure of operating performance for real estate investment trusts that excludes historical cost depreciation and amortization, among other items, from net income attributable to common stockholders, as defined by GAAP. FFO is defined as net income attributable to common stockholders, computed in accordance with GAAP, excluding gains or losses from real estate dispositions, plus real estate depreciation and amortization, net of amounts related to noncontrolling interests, plus the Company’s share of depreciation and amortization related to our unconsolidated joint venture, and real estate impairment charges. AFFO is defined as FFO excluding merger and acquisition costs, stock-based compensation expense, straight-line rental income adjustments, amortization of above and below market lease intangibles, non-cash interest income adjustments, non-cash interest expense, change in fair value of contingent consideration, non-cash portion of loss on extinguishment of debt, provision for doubtful straight-line rental income, loan losses and other reserves and deferred income taxes, as well as other non-cash revenue and expense items (including ineffectiveness gain/loss on derivative instruments, and non-cash revenue and expense amounts related to noncontrolling interests) and our share of non-cash adjustments related to our unconsolidated joint venture. The Company believes that the use of FFO and AFFO (and the related per share amounts), combined with the required GAAP presentations, improves the understanding of the Company's operating results among investors and makes comparisons of operating results among real estate investment trusts more meaningful. The Company considers FFO and AFFO to be useful measures for reviewing comparative operating and financial performance because, by excluding the applicable items listed above, FFO and AFFO can help investors compare the operating performance of the Company between periods or as compared to other companies. While FFO and AFFO are relevant and widely used measures of operating performance of real estate investment trusts, they do not represent cash flows from operations or net income attributable to common stockholders as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. FFO and AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of FFO and AFFO may not be comparable to FFO and AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current NAREIT definition or that interpret the current NAREIT definition or define AFFO differently than the Company does. Investment Represents the carrying amount of real estate assets after adding back accumulated depreciation and amortization and excludes net intangible assets and liabilities. Investment also includes the Company’s pro rata share of the real estate assets held in the Company’s unconsolidated joint venture. Market Capitalization Total common shares of Sabra outstanding multiplied by the closing price per common share as of a given period. Net Operating Income (“NOI”)*   The Company believes that net income attributable to common stockholders as defined by GAAP is the most appropriate earnings measure. The Company considers NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines NOI as total revenues less operating expenses. NOI excludes all other financial statement amounts included in net income. 25 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
APPENDIX Reporting Definitions Normalized FFO and Normalized AFFO* Normalized FFO and Normalized AFFO represent FFO and AFFO, respectively, adjusted for certain income and expense items that the Company does not believe are indicative of its ongoing operating results. The Company considers Normalized FFO and Normalized AFFO to be useful measures to evaluate the Company’s operating results excluding these income and expense items to help investors compare the operating performance of the Company between periods or as compared to other companies. Normalized FFO and Normalized AFFO do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. Normalized FFO and Normalized AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of Normalized FFO and Normalized AFFO may not be comparable to Normalized FFO and Normalized AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current NAREIT definition or that interpret the current NAREIT definition or define FFO and AFFO or Normalized FFO and Normalized AFFO differently than the Company does. Occupancy Percentage Occupancy Percentage represents the facilities’ average operating occupancy for the period indicated. The percentages are calculated by dividing the actual census from the period presented by the available beds/units for the same period. Occupancy includes only Stabilized Facilities and excludes facilities for which data is not available or meaningful. Occupancy Percentage for the Company’s unconsolidated joint venture is weighted to reflect the Company’s pro rata share. REVPOR REVPOR represents the average revenues generated per occupied room per month at Senior Housing - Managed communities for the period indicated. It is calculated as resident fees and services revenues divided by average monthly occupied room days. REVPOR includes only Stabilized Facilities. REVPOR for the Company’s unconsolidated joint venture is weighted to reflect the Company’s pro rata share. Senior Housing  Senior Housing communities include independent living, assisted living, continuing care retirement and memory care communities. Senior Housing - Managed Senior Housing communities operated by third-party property managers pursuant to property management agreements. Skilled Mix  Skilled Mix is defined as the total Medicare and non-Medicaid managed care patient revenue at Skilled Nursing/Transitional Care facilities divided by the total revenues at Skilled Nursing/Transitional Care facilities for the period indicated. Skilled Mix includes only Stabilized Facilities and excludes facilities for which data is not available or meaningful. Skilled Nursing/Transitional Care Skilled Nursing/Transitional Care facilities include skilled nursing, transitional care, multi-license designation and mental health facilities. Specialty Hospitals and Other Includes acute care, long-term acute care, rehabilitation and behavioral hospitals, facilities that provide residential services, which may include assistance with activities of daily living, and other facilities not classified as Skilled Nursing/Transitional Care or Senior Housing. Stabilized Facility At the time of acquisition, the Company classifies each facility as either stabilized or pre-stabilized. In addition, the Company may classify a facility as pre- stabilized after acquisition. Circumstances that could result in a facility being classified as pre-stabilized include newly completed developments, facilities undergoing major renovations or additions, facilities being repositioned or transitioned to new operators, and significant transitions within the tenants’ business model. Such facilities will be reclassified to stabilized upon maintaining consistent occupancy (85% for Skilled Nursing/Transitional Care facilities and 90% for Senior Housing communities) but in no event beyond 24 months after the date of classification as pre-stabilized. Stabilized Facilities exclude (i) facilities held for sale, (ii) facilities being sold pursuant to the Company’s CCP portfolio repositioning, (iii) facilities being transitioned to a new operator, (iv) facilities being transitioned from leased by the Company to being operated by the Company and (v) facilities acquired during the three months preceding the period presented. Total Debt Consolidated Debt plus the Company’s pro rata share of the principal balances of the debt of the Company’s unconsolidated joint venture. Total Debt, Net Consolidated Debt, Net plus the Company’s pro rata share of the carrying amount of the debt of the Company’s unconsolidated joint venture. Total Enterprise Value Consolidated Enterprise Value plus the Company’s pro rata share of the principal balances of the debt of the Company’s unconsolidated joint venture. *Non-GAAP Financial Measures Reconciliations, definitions and important discussions regarding the usefulness and limitations of the Non-GAAP Financial Measures used in this supplement can be found at http://www.sabrahealth.com/investors/financials/reports-presentations/non-gaap. 26 SABRA 1Q 2019 SUPPLEMENTAL INFORMATION March 31, 2019


 
(Back To Top)

Section 4: EX-99.3 (Q1 2019 NON-GAAP RECONCILIATIONS)

Exhibit


   
    
397858003_sabralogo33117a04.jpg










Reconciliations of Non-GAAP Financial Measures

March 31, 2019

(Unaudited)




SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
FFO, Normalized FFO, AFFO and Normalized AFFO
(dollars in thousands, except per share data) 
 
Three Months Ended March 31,
 
2019
 
2018
Net (loss) income attributable to common stockholders
$
(77,704
)
 
$
59,910

Add:
 
 
 
Depreciation and amortization of real estate assets
44,949

 
48,005

Depreciation and amortization of real estate assets related to noncontrolling interests
(40
)
 
(40
)
Depreciation and amortization of real estate assets related to unconsolidated joint venture
5,316

 
4,552

Net loss on sales of real estate
1,520

 
472

Impairment of real estate
103,134

 
532

FFO attributable to common stockholders
$
77,175

 
$
113,431

CCP merger and transition costs
106

 
966

Provision for (recovery of) doubtful accounts and loan losses, net
1,207

 
(864
)
Other normalizing items (1)
6,934

 
(1,908
)
Normalized FFO attributable to common stockholders
$
85,422

 
$
111,625

FFO attributable to common stockholders
$
77,175

 
$
113,431

Merger and acquisition costs (2)
6

 
330

Stock-based compensation expense
2,775

 
1,135

Straight-line rental income adjustments
(5,468
)
 
(11,563
)
Amortization of above and below market lease intangibles, net
4,304

 
(684
)
Non-cash interest income adjustments
(562
)
 
(570
)
Non-cash interest expense
2,561

 
2,481

Provision for doubtful straight-line rental income, loan losses and other reserves
1,207

 
2,181

Other non-cash adjustments related to unconsolidated joint venture
1,115

 
233

Other non-cash adjustments
52

 
15

AFFO attributable to common stockholders
$
83,165

 
$
106,989

CCP transition costs
102

 
632

Recovery of doubtful cash income

 
(968
)
Other normalizing items (1)
1,030

 
(1,908
)
Normalized AFFO attributable to common stockholders
$
84,297

 
$
104,745

Amounts per diluted common share attributable to common stockholders:
 
 
Net (loss) income
$
(0.44
)
 
$
0.34

FFO
$
0.43

 
$
0.64

Normalized FFO
$
0.48

 
$
0.63

AFFO
$
0.46

 
$
0.60

Normalized AFFO
$
0.47

 
$
0.58

Weighted average number of common shares outstanding, diluted:
 
 
 
Net (loss) income
178,385,984

 
178,516,388

FFO and Normalized FFO
178,936,854

 
178,516,388

AFFO and Normalized AFFO
179,709,444

 
179,266,983



(1) 
Other normalizing items for FFO and AFFO include un-reimbursed triple-net operating expenses. In addition, other normalizing items for FFO for the three months ended March 31, 2019 includes $5.9 million of write-offs related to above/below market rent intangibles. The three months ended March 31, 2018 also includes a contingency fee of $2.0 million earned during the period related to a legacy CCP investment.
(2) 
Merger and acquisition costs primarily relate to the CCP merger.

397858003_sabralogo11.jpg
See reporting definitions.
2





SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
EBITDA, Adjusted EBITDA, Annualized Adjusted EBITDA, Pro Forma Annualized Adjusted EBITDA,
and Pro Forma Annualized Adjusted EBITDA, As Adjusted
(in thousands) 

 
Trailing Twelve Months Ended
 
Year Ended
 
March 31, 2019
 
December 31, 2018
Net income attributable to Sabra Health Care REIT, Inc.
$
138,908

 
$
279,082

Interest
147,605

 
147,106

Income tax expense
3,113

 
3,011

Depreciation and amortization
188,324

 
191,379

EBITDA
$
477,950

 
$
620,578

 
 
 
 
Loss from unconsolidated joint venture
7,260

 
5,431

Distributions from unconsolidated joint venture
11,947

 
8,910

Stock-based compensation expense
9,288

 
7,648

Merger and acquisition costs
312

 
636

CCP transition costs
932

 
1,461

Provision for doubtful straight-line rental income, loan losses and other reserves
37,576

 
33,281

Impairment of real estate
104,015

 
1,413

Loss on extinguishment of debt
2,917

 
2,917

Other loss
4,089

 
239

Net gain on sales of real estate
(127,150
)
 
(128,198
)
Adjusted EBITDA (1)
$
529,136

 
$
554,316

 
 
 
 
Annualizing adjustments (2)
5,519

 
(354
)
Annualized Adjusted EBITDA (3)
$
534,655

 
$
553,962

 
 
 
 
Pro Forma adjustments for:
 
 
 
Post-quarter dispositions and re-leasing (4)
(26,361
)
 

Pro Forma Annualized Adjusted EBITDA (5)
$
508,294

 
$
553,962

 
 
 
 
Adjustment for:
 
 
 
Distributions from unconsolidated joint venture
(11,947
)
 
(8,910
)
EBITDA from unconsolidated joint venture (6)
36,526

 
35,960

Pro Forma Annualized Adjusted EBITDA, as adjusted (7)
$
532,873

 
$
581,012



(1) 
Adjusted EBITDA is calculated as earnings before interest, taxes, depreciation and amortization (“EBITDA”) excluding the impact of merger-related costs, stock-based compensation expense under the Company’s long-term equity award program and loan loss reserves.
(2) 
Annualizing adjustments give effect to the acquisitions and dispositions completed during the twelve months ended for the respective period as though such acquisitions and dispositions were completed as of the beginning of the period.
(3) 
Annualized Adjusted EBITDA is calculated as Adjusted EBITDA as adjusted to give effect to the adjustments described in footnote 2 above.
(4) 
Assumes that (i) the April 1, 2019 lease termination payment received from Holiday, (ii) the sale of 26 Skilled Nursing/Transitional Care facilities and two Senior Housing communities from the Senior Care Centers portfolio and (iii) the pending transition of seven of the remaining 10 facilities currently operated by Senior Care Centers were completed at the beginning of the period presented.
(5) Pro Forma Annualized Adjusted EBITDA is calculated as Annualized Adjusted EBITDA adjusted to give effect to acquisitions, dispositions and other transactions completed after the period presented as though such acquisitions, dispositions and other transactions occurred at the beginning of the period.
(6) Represents Sabra’s pro rata share of unconsolidated joint venture EBITDA.
(7) 
Pro Forma Annualized Adjusted EBITDA, as adjusted is used in the calculation of Net Debt to Adjusted EBITDA - Including Unconsolidated Joint Venture.


397858003_sabralogo11.jpg
See reporting definitions.
3





SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Condensed Consolidated Statements of (Loss) Income
Supplemental Information
(in thousands) 

 
Three Months Ended March 31,
 
2019
 
2018
Cash rental income
$
111,004

 
$
132,008

Straight-line rental income
5,468

 
11,563

Above/below market lease amortization
(4,304
)
 
684

Recoveries
4,219

 

Rental and related revenues
$
116,387

 
$
144,255

 
 
 
 



397858003_sabralogo11.jpg
See reporting definitions.
4




SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Cash NOI by Facility Type
(in thousands) 

 
Three Months Ended March 31, 2019
 
Skilled Nursing/ Transitional Care
 
Senior Housing
 
Specialty Hospitals and Other
 
 
 
 
 
 
 
 
Senior Housing - Leased
 
Senior Housing - Managed (Wholly-Owned)
 
Senior Housing - Managed (Unconsolidated JV)
 
Total Senior Housing
 
 
Interest and Other Income
 
Corporate
 
Total
Net (loss) income
$
(56,728
)
 
$
9,626

 
$
2,644

 
$
(1,383
)
 
$
10,887

 
$
9,845

 
$
3,325

 
$
(45,021
)
 
$
(77,692
)
Adjustments:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Depreciation and amortization
29,601

 
8,803

 
2,377

 

 
11,180

 
4,156

 

 
12

 
44,949

Interest
687

 
454

 

 

 
454

 

 

 
35,177

 
36,318

General and administrative

 

 

 

 

 

 

 
8,178

 
8,178

Merger and acquisition costs

 

 

 

 

 

 

 
6

 
6

Provision for doubtful accounts, straight-line rental income and loan losses

 

 

 

 

 

 

 
1,207

 
1,207

Impairment of real estate
99,353

 
3,781

 

 

 
3,781

 

 

 

 
103,134

Other income

 

 

 

 

 

 

 
(171
)
 
(171
)
Net loss on sales of real estate
1,520

 

 

 

 

 

 

 

 
1,520

Loss from unconsolidated JV

 

 

 
1,383

 
1,383

 

 

 

 
1,383

Income tax expense

 

 

 

 

 

 

 
612

 
612

Sabra’s share of unconsolidated JV Net Operating Income

 

 

 
9,829

 
9,829

 

 

 

 
9,829

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net Operating Income
$
74,433

 
$
22,664

 
$
5,021

 
$
9,829

 
$
37,514

 
$
14,001

 
$
3,325

 
$

 
$
129,273

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Non-cash revenue and expense adjustments
978

 
(716
)
 

 

 
(716
)
 
(1,393
)
 
(562
)
 

 
(1,693
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cash Net Operating Income
$
75,411

 
$
21,948

 
$
5,021

 
$
9,829

 
$
36,798

 
$
12,608

 
$
2,763

 
$

 
$
127,580

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Annualizing adjustments
238,628

 
31,722

 
42,518

 
29,487

 
103,727

 
36,561

 
8,135

 

 
387,051

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Annualized Cash Net Operating Income (1)
$
314,039

 
$
53,670

 
$
47,539

 
$
39,316

 
$
140,525

 
$
49,169

 
$
10,898

 
$

 
$
514,631

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Annualized Cash Net Operating Income not included in same store
(242,018
)
 
(32,730
)
 
(42,518
)
 
(29,487
)
 
(104,735
)
 
(36,886
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same store Cash Net Operating Income
$
72,021

 
$
20,940

 
$
5,021

 
$
9,829

 
$
35,790

 
$
12,283

 
 
 
 
 
 


(1) 
Annualized Cash Net Operating Income assumes that (i) the April 1, 2019 sale of 26 Skilled Nursing/Transitional Care facilities and two Senior Housing communities from the Senior Care Centers portfolio, (ii) the pending transition and sale of seven and three facilities, respectively, of the remaining 10 facilities currently operated by Senior Care Centers and (iii) the transition of 21 Holiday facilities to Senior Housing - Managed communities were completed at the beginning of the period presented.

397858003_sabralogo11.jpg
See reporting definitions.
5




SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Cash NOI by Facility Type
(in thousands) 

 
Three Months Ended December 31, 2018
 
Skilled Nursing/ Transitional Care
 
Senior Housing
 
Specialty Hospitals and Other
 
 
 
 
 
 
 
 
Senior Housing - Leased
 
Senior Housing - Managed (Wholly-Owned)
 
Senior Housing - Managed (Unconsolidated JV)
 
Total Senior Housing
 
 
Interest and Other Income
 
Corporate
 
Total
Net income (loss)
$
33,892

 
$
12,435

 
$
2,776

 
$
(1,805
)
 
$
13,406

 
$
9,533

 
$
3,844

 
$
(80,058
)
 
$
(19,383
)
Adjustments:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Depreciation and amortization
32,440

 
8,889

 
2,371

 

 
11,260

 
4,156

 

 
222

 
48,078

Interest
1,656

 
458

 

 

 
458

 

 

 
35,112

 
37,226

General and administrative

 

 

 

 

 

 

 
11,298

 
11,298

Merger and acquisition costs

 

 

 

 

 

 

 
43

 
43

Provision for doubtful accounts, straight-line rental income and loan losses

 

 

 

 

 

 

 
29,626

 
29,626

Loss on extinguishment of debt

 

 

 

 

 

 

 
2,917

 
2,917

Other income

 

 

 

 

 

 

 
(324
)
 
(324
)
Net loss on sales of real estate
12,581

 
1,614

 
52

 

 
1,666

 

 

 

 
14,247

Loss from unconsolidated JV

 

 

 
1,805

 
1,805

 

 

 

 
1,805

Income tax expense

 

 

 

 

 

 

 
1,164

 
1,164

Sabra’s share of unconsolidated JV Net Operating Income

 

 

 
9,918

 
9,918

 

 

 

 
9,918

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net Operating Income
$
80,569

 
$
23,396

 
$
5,199

 
$
9,918

 
$
38,513

 
$
13,689

 
$
3,844

 
$

 
$
136,615

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Non-cash revenue adjustments
(3,196
)
 
(1,521
)
 

 

 
(1,521
)
 
(1,512
)
 
(578
)
 

 
(6,807
)
Foreign exchange rate adjustment

 

 
(16
)
 

 
(16
)
 

 

 

 
(16
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cash Net Operating Income
$
77,373

 
$
21,875

 
$
5,183

 
$
9,918

 
$
36,976

 
$
12,177

 
$
3,266

 
$

 
$
129,792

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cash Net Operating Income not included in same store
(3,964
)
 
(462
)
 
(27
)
 

 
(489
)
 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same store Cash Net Operating Income
$
73,409

 
$
21,413

 
$
5,156

 
$
9,918

 
$
36,487

 
$
12,177

 
 
 
 
 
 


397858003_sabralogo11.jpg
See reporting definitions.
6




SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Cash NOI by Facility Type
(in thousands) 

 
Three Months Ended September 30, 2018
 
Skilled Nursing/ Transitional Care
 
Senior Housing
 
Specialty Hospitals and Other
 
 
 
 
 
 
 
 
Senior Housing - Leased
 
Senior Housing - Managed (Wholly-Owned)
 
Senior Housing - Managed (Unconsolidated JV)
 
Total Senior Housing
 
 
Interest and Other Income
 
Corporate
 
Total
Net income (loss)
$
57,540

 
$
15,391

 
$
2,073

 
$
(1,725
)
 
$
15,739

 
$
9,455

 
$
3,932

 
$
(51,438
)
 
$
35,228

Adjustments:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Depreciation and amortization
32,609

 
8,739

 
2,719

 

 
11,458

 
4,180

 

 
221

 
48,468

Interest
2,105

 
462

 

 

 
462

 

 

 
34,738

 
37,305

General and administrative

 

 

 

 

 

 

 
8,022

 
8,022

Merger and acquisition costs

 

 

 

 

 

 

 
151

 
151

Provision for doubtful accounts, straight-line rental income and loan losses

 

 

 

 

 

 

 
8,910

 
8,910

Other income

 

 

 

 

 

 

 
(1,336
)
 
(1,336
)
Net gain on sales of real estate
(2
)
 
(12
)
 

 

 
(12
)
 

 

 

 
(14
)
Loss from unconsolidated JV

 

 

 
1,725

 
1,725

 

 

 

 
1,725

Income tax expense

 

 

 

 

 

 

 
732

 
732

Sabra’s share of unconsolidated JV Net Operating Income

 

 

 
8,747

 
8,747

 

 

 

 
8,747

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net Operating Income
$
92,252

 
$
24,580

 
$
4,792

 
$
8,747

 
$
38,119

 
$
13,635

 
$
3,932

 
$

 
$
147,938

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Non-cash revenue adjustments
(719
)
 
(2,839
)
 

 

 
(2,839
)
 
(1,535
)
 
(547
)
 

 
(5,640
)
Foreign exchange rate adjustment

 

 
(36
)
 

 
(36
)