Capital Senior Living Corporation Reports First Quarter 2018 Results

DALLAS, May 01, 2018 (GLOBE NEWSWIRE) -- Capital Senior Living Corporation (the "Company") CSU, one of the nation's largest operators of senior housing communities, today announced operating and financial results for the first quarter 2018.

"Focused execution on our key initiatives resulted in year-over-year growth in same-community revenue and net operating income in the first quarter," said Lawrence A. Cohen, Chief Executive Officer of the Company. "Despite the effect of seasonal attrition on occupancy, which was in line with our projections, we stayed focused on our residents, maintained a disciplined approach to our cost structure and delivered solid financial results. By building on our 2017 cost control initiatives with further improvements in the first quarter, we had lower than anticipated expenses and our CFFO exceeded our internal projections. We are pleased to reaffirm our full year guidance for 2018."

Mr. Cohen continued, "We are executing our comprehensive strategy to deliver higher revenues, enhance cash flow and maximize the value of our owned real estate. With a disciplined focus on our growth strategy and driving operational improvements, we are well positioned to capitalize on our competitive advantages as a leading pure-play private-pay senior housing owner/operator and enhance shareholder value."

Operating and Financial Summary (all amounts in this operating and financial summary exclude two communities that are undergoing lease-up or significant renovation and conversion, unless otherwise noted; also, see Non-GAAP Financial Measures below and reconciliation of Non-GAAP measures to the most directly comparable GAAP measure on the final page of this release.)

Revenue in the first quarter of 2018, including all communities, was $114.6 million, a $1.3 million, or 1.2%, decrease from the first quarter of 2017. The first quarter of 2018 includes no revenue from the Company's two communities impacted by Hurricane Harvey in late August 2017. Revenue for these two communities was $2.4 million in the first quarter of 2017.

-- Revenue for consolidated and same communities, which exclude two communities undergoing lease-up or significant renovation and conversion and the Company's two communities impacted by Hurricane Harvey, was $113.3 million in the first quarter of 2018, an increase of 1.0% as compared to the first quarter of 2017.

-- Occupancy for consolidated and same communities was 86.1% in the first quarter of 2018, a decrease of 100 basis points from the fourth quarter of 2017 and a decrease of 130 basis points from the first quarter of 2017.

-- Average monthly rent for consolidated and same communities was $3,592, an increase of $60 per occupied unit, or 1.7%, as compared to the first quarter of 2017.
Income from operations, including all communities, was $5.4 million in the first quarter of 2018 compared to a loss of $9.6 million in the first quarter of 2017, which included a non-cash lease termination charge of $12.9 million associated with the Company's purchase in January 2017 of four communities it previously leased.
The Company's Net Loss for the first quarter of 2018, including all communities, was $7.2 million.

-- Excluding items noted and reconciled on the final page of this release, the Company's adjusted net loss was $4.7 million in the first quarter of 2018.

-- Adjusted EBITDAR was $37.9 million in the first quarter of 2018 compared to $37.7 million in the first quarter of 2017. Adjusted EBITDAR is a financial valuation measure, rather than a financial performance measure, used by management and others to evaluate the value of companies in the senior living industry.

-- Adjusted Cash From Facility Operations ("CFFO") was $10.4 million in the first quarter of 2018 compared to $11.0 million in the first quarter of 2017.

Financial Results - First Quarter

For the first quarter of 2018, the Company reported revenue of $114.6 million, compared to revenue of $116.0 million in the first quarter of 2017. Revenue for consolidated communities excluding the two communities undergoing significant renovation and conversion, and the two Houston communities impacted by Hurricane Harvey, increased 1.0% in the first quarter of 2018 as compared to the first quarter of 2017.

Operating expenses for the first quarter of 2018 were $71.7 million, a decrease of $1.1 million from the first quarter of 2017. Operating expenses include a $1.6 million business interruption insurance credit related to the Company's two Houston communities impacted by Hurricane Harvey to offset the lost revenues and continuing expenses, and to restore the communities' net income for the first quarter of 2018 based on an approximate average of the communities' net income in the seven months of 2017 prior to the hurricane.

General and administrative expenses for the first quarter of 2018 were $6.0 million. This compares to general and administrative expenses of $6.2 million in the first quarter of 2017. Excluding transaction and conversion costs in both periods, general and administrative expenses decreased $0.3 million in the first quarter of 2018 as compared to the first quarter of 2017. As a percentage of revenues under management, general and administrative expenses, excluding transaction and conversion costs, were 5.1% in the first quarter of 2018 compared to 4.9% in the first quarter of 2017.

Income from operations for the first quarter of 2018 was $5.4 million. The Company recorded a net loss on a GAAP basis of $7.2 million in the first quarter of 2018. Excluding items noted and reconciled on the final page of this release, the Company's adjusted net loss was $4.7 million in the first quarter of 2018.

The Company's Non-GAAP financial measures exclude two communities that are undergoing significant renovation and conversion (see "Non-GAAP Financial Measures" below), including a community in Indiana that recently completed a significant renovation and conversion and is now in lease-up that was excluded beginning in the first quarter of 2018. Three communities that were previously excluded from the Company's Non-GAAP financial measures were added back to such measures beginning in the first quarter of 2018.

Adjusted EBITDAR for the first quarter of 2018 was $37.9 million as compared to $37.7 million in the first quarter of 2017. Adjusted CFFO was $10.4 million in the first quarter of 2018, as compared to $11.0 million in the first quarter of 2017.

Operating Activities

Same-community results exclude two communities previously noted that are undergoing lease-up or significant renovation and conversion, and the two Houston communities impacted by Hurricane Harvey. Same-community results also exclude certain conversion costs.

Same-community revenue in the first quarter of 2018 increased 1.0% versus the first quarter of 2017.

Same-community operating expenses increased 1.0% from the first quarter of the prior year, excluding conversion costs in both periods. On the same basis, labor costs, including benefits, increased 1.3% and utilities increased 8.3%, while food costs decreased 4.4%, all as compared to the first quarter of 2017. At communities that have not converted units to higher levels of care, labor costs increased 0.5% compared to the first quarter of 2017. Same-community net operating income increased 0.9% in the first quarter of 2018 as compared to the first quarter of 2017.

Capital expenditures for the first quarter of 2018 were $5.6 million, representing approximately $4.2 million of investment spending and approximately $1.2 million of recurring capital expenditures.

Balance Sheet

The Company ended the quarter with $23.3 million of cash and cash equivalents, including restricted cash. As of March 31, 2018, the Company financed its owned communities with mortgages totaling $958.8 million at interest rates averaging 4.7%. All of the Company's debt is at fixed interest rates, except for two bridge loans totaling approximately $76.4 million at March 31, 2018, one of which matures in the second quarter of 2019 and the other in the first quarter of 2020. The earliest maturity date for the Company's fixed-rate debt is in 2021.

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

Q1 2018 Conference Call Information

The Company will host a conference call with senior management to discuss the Company's first quarter 2018 financial results. The call will be held on Tuesday, May 1, 2018, at 5:00 p.m. Eastern Time. The call-in number is 323-701-0225, confirmation code 2087338. A link to a simultaneous webcast of the teleconference will be available at www.capitalsenior.com through Windows Media Player or RealPlayer.

For the convenience of the Company's shareholders and the public, the conference call will be recorded and available for replay starting May 1, 2018 at 8:00 p.m. Eastern Time, until May 9, 2018 at 8:00 p.m. Eastern Time. To access the conference call replay, call 719-457-0820, confirmation code 2087338. The conference call will also be made available for playback via the Company's corporate website, www.capitalsenior.com.

Non-GAAP Financial Measures of Operating Performance

Adjusted EBITDAR is a financial valuation measure and Adjusted Net Income/(Loss) and Adjusted CFFO are financial performance measures that are not calculated in accordance with U.S. generally accepted accounting principles ("GAAP"). Non-GAAP financial measures may have material limitations in that they do not reflect all of the costs associated with our results of operations as determined in accordance with GAAP. As a result, these non-GAAP financial measures should not be considered a substitute for, nor superior to, financial results and measures determined or calculated in accordance with GAAP.

Adjusted EBITDAR is a valuation measure commonly used by our management, research analysts and investors to value companies in the senior living industry. Because Adjusted EBITDAR excludes interest expense and rent expense, it allows our management, research analysts and investors to compare the enterprise values of different companies without regard to differences in capital structures and leasing arrangements.

The Company believes that Adjusted Net Income/(Loss) and Adjusted CFFO are useful as performance measures in identifying trends in day-to-day operations because they exclude the costs associated with acquisitions and conversions and other items that do not ordinarily reflect the ongoing operating results of our primary business. Adjusted Net Income/(Loss) and Adjusted CFFO provide indicators to management of progress in achieving both consolidated and individual business unit operating performance and are used by research analysts and investors to evaluate the performance of companies in the senior living industry.

The Company strongly urges you to review on the last page of this release the reconciliation of net loss to Adjusted EBITDAR and the reconciliation of net (loss) income to Adjusted Net Income/(Loss) and Adjusted CFFO, along with the Company's consolidated balance sheets, statements of operations, and statements of cash flows.

About the Company

Capital Senior Living Corporation is one of the nation's largest operators of residential communities for senior adults. The Company's operating strategy is to provide value to residents by providing quality senior housing services at reasonable prices. The Company's communities emphasize a continuum of care, which integrates independent living, assisted living, and memory care services, to provide residents the opportunity to age in place. The Company operates 129 senior housing communities in geographically concentrated regions with an aggregate capacity of approximately 16,500 residents.

Safe Harbor

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

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

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


CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED BALANCE SHEETS
(unaudited, in thousands, except per share data)

	March 31, 2018			December 31, 2017
ASSETS
Current assets:
Cash and cash equivalents	$	9,938		$	17,646
Restricted cash		13,387			13,378
Accounts receivable, net		13,594			12,307
Property tax and insurance deposits		9,361			14,386
Prepaid expenses and other		6,124			6,332
Total current assets		52,404			64,049
Property and equipment, net		1,090,067			1,099,786
Other assets, net		18,079			18,836
Total assets	$	1,160,550		$	1,182,671
LIABILITIES AND SHAREHOLDERS' EQUITY
Current liabilities:
Accounts payable	$	3,544		$	7,801
Accrued expenses		34,046			40,751
Current portion of notes payable, net of deferred loan costs		18,525			19,728
Current portion of deferred income		14,237			13,840
Current portion of capital lease and financing obligations		2,876			3,106
Federal and state income taxes payable		573			383
Customer deposits		1,332			1,394
Total current liabilities		75,133			87,003
Deferred income		9,563			10,033
Capital lease and financing obligations, net of current portion		48,272			48,805
Deferred taxes		1,941			1,941
Other long-term liabilities		16,343			16,250
Notes payable, net of deferred loan costs and current portion		934,072			938,206
Commitments and contingencies
Shareholders' equity:
Preferred stock, $.01 par value:
Authorized shares – 15,000; no shares issued or outstanding		—			—
Common stock, $.01 par value:
Authorized shares – 65,000; issued and outstanding shares – 31,133 and 30,505 in 2018 and 2017, respectively		316			310
Additional paid-in capital		181,402			179,459
Retained deficit		(103,062	)		(95,906	)
Treasury stock, at cost – 494 shares in 2018 and 2017		(3,430	)		(3,430	)
Total shareholders' equity		75,226			80,433
Total liabilities and shareholders' equity	$	1,160,550		$	1,182,671


CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE LOSS
(unaudited, in thousands, except per share data)

	Three Months Ended March 31,
	2018			2017
Revenues:
Resident revenue	$	114,643		$	115,990
Expenses:
Operating expenses (exclusive of facility lease expense and depreciation and amortization expense shown below)		71,700			72,778
General and administrative expenses		6,022			6,234
Facility lease expense		14,214			14,587
Loss on facility lease termination		—			12,858
Stock-based compensation expense		1,949			1,930
Depreciation and amortization expense		15,372			17,213
Total expenses		109,257			125,600
Income (Loss) from operations		5,386			(9,610	)
Other income (expense):
Interest income		37			18
Interest expense		(12,451	)		(12,005	)
Gain (Loss) on disposition of assets, net		3			(125	)
Other income		1			3
Loss before provision for income taxes		(7,024	)		(21,719	)
Provision for income taxes		(132	)		(123	)
Net loss	$	(7,156	)	$	(21,842	)
Per share data:
Basic net loss per share	$	(0.24	)	$	(0.75	)
Diluted net loss per share	$	(0.24	)	$	(0.75	)
Weighted average shares outstanding — basic		29,627			29,288
Weighted average shares outstanding — diluted		29,627			29,288
Comprehensive loss	$	(7,156	)	$	(21,842	)


CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED STATEMENTS OF CASH FLOWS
(unaudited, in thousands)

	Three Months Ended March 31,
	2018			2017
Operating Activities
Net loss	$	(7,156	)	$	(21,842	)
Adjustments to reconcile net loss to net cash provided by operating activities:
Depreciation and amortization		15,372			17,213
Amortization of deferred financing charges		428			388
Amortization of deferred lease costs and lease intangibles		212			223
Amortization of lease incentives		(433	)		(295	)
Deferred income		(61	)		(99	)
Lease incentives		—			2,258
Loss on facility lease termination		—			12,858
(Gain) Loss on disposition of assets, net		(3	)		125
Provision for bad debts		459			443
Stock-based compensation expense		1,949			1,930
Changes in operating assets and liabilities:
Accounts receivable		(1,746	)		(799	)
Property tax and insurance deposits		5,025			4,425
Prepaid expenses and other		208			1,097
Other assets		508			4,730
Accounts payable		(4,257	)		2,114
Accrued expenses		(6,705	)		(7,829	)
Other liabilities		526			1,446
Federal and state income taxes receivable/payable		190			142
Deferred resident revenue		(12	)		(357	)
Customer deposits		(62	)		(38	)
Net cash provided by operating activities		4,442			18,133
Investing Activities
Capital expenditures		(5,616	)		(12,713	)
Cash paid for acquisitions		—			(85,000	)
Proceeds from disposition of assets		3			12
Net cash used in investing activities		(5,613	)		(97,701	)
Financing Activities
Proceeds from notes payable		—			65,000
Repayments of notes payable		(5,723	)		(5,286	)
Cash payments for capital lease and financing obligations		(763	)		(667	)
Deferred financing charges paid		(42	)		(889	)
Net cash (used in) provided by financing activities		(6,528	)		58,158
Decrease in cash and cash equivalents		(7,699	)		(21,410	)
Cash and cash equivalents and restricted cash at beginning of period		31,024			47,323
Cash and cash equivalents and restricted cash at end of period	$	23,325		$	25,913
Supplemental Disclosures
Cash paid during the period for:
Interest	$	11,897		$	11,056
Income taxes	$	15		$	12


Capital Senior Living Corporation
Supplemental Information

								Average
				Communities				Resident Capacity				Average Units
				Q1 18		Q1 17		Q1 18		Q1 17		Q1 18		Q1 17
Portfolio Data
	I. Community Ownership / Management
		Consolidated communities
			Owned	83		83		10,767		10,767		7,978		7,990
			Leased	46		46		5,756		5,756		4,414		4,556
			Total	129		129		16,523		16,523		12,392		12,546

		Independent living						6,879		6,879		4,911		5,285
		Assisted living						9,644		9,644		7,481		7,261
			Total					16,523		16,523		12,392		12,546


	II. Percentage of Operating Portfolio
		Consolidated communities
			Owned	64.3	%	64.3	%	65.2	%	65.2	%	64.4	%	63.7	%
			Leased	35.7	%	35.7	%	34.8	%	34.8	%	35.6	%	36.3	%
			Total	100.0	%	100.0	%	100.0	%	100.0	%	100.0	%	100.0	%

		Independent living						41.6	%	41.6	%	39.6	%	42.1	%
		Assisted living						58.4	%	58.4	%	60.4	%	57.9	%
			Total					100.0	%	100.0	%	100.0	%	100.0	%


Capital Senior Living Corporation
Supplemental Information (excludes two communities being repositioned/leased up and two communities impacted by Hurricane Harvey)
Selected Operating Results
			Q1 18		Q1 17
	I. Owned communities
		Number of communities	79		79
		Resident capacity	10,248		10,248
		Unit capacity (1)	7,791		7,596
		Financial occupancy (2)	87.6	%	88.2	%
		Revenue (in millions)	71.7		68.9
		Operating expenses (in millions) (3)	46.0		44.5
		Operating margin (3)	36	%	35	%
		Average monthly rent	3,501		3,430
	II. Leased communities
		Number of communities	46		46
		Resident capacity	5,756		5,756
		Unit capacity (1)	4,414		4,520
		Financial occupancy (2)	83.5	%	86.0	%
		Revenue (in millions)	41.6		43.3
		Operating expenses (in millions) (3)	24.3		25.1
		Operating margin (3)	42	%	42	%
		Average monthly rent	3,760		3,708
	III. Consolidated and Same communities (4)
		Number of communities	125		125
		Resident capacity	16,004		16,004
		Unit capacity	12,204		12,116
		Financial occupancy (2)	86.1	%	87.4	%
		Revenue (in millions)	113.3		112.2
		Operating expenses (in millions) (3)	70.3		69.6
		Operating margin (3)	38	%	38	%
		Average monthly rent	3,592		3,532
	IV. General and Administrative expenses as a percent of Total Revenues under Management
		First quarter (5)	5.1	%	4.9	%
	V. Consolidated Mortgage Debt Information (in thousands, except interest rates)
	(excludes insurance premium financing)
		Total fixed rate mortgage debt	882,317		891,405
		Total variable rate mortgage debt	76,442		76,682
		Weighted average interest rate	4.74	%	4.63	%


	(1)	Due to conversion and refurbishment projects completed at certain communities, unit capacity is higher in Q1 18 than Q1 17 for same communities under management, which affects all groupings of communities.
	(2)	Financial occupancy represents actual days occupied divided by total number of available days during the month of the quarter.
	(3)	Excludes management fees, provision for bad debts and transaction and conversion costs.
	(4)	Since the Company has not completed any new acquisitions of communities, other than the four communities which were acquired during the first quarter of fiscal 2017 that were previously leased and already included in the Company's consolidated operating results, consolidated and same communities are equivalent for the comparable periods and no longer require separate reporting by the Company.
	(5)	Excludes transaction and conversion costs.


CAPITAL SENIOR LIVING CORPORATION
NON-GAAP RECONCILIATIONS
(In thousands, except per share data)

		Three Months Ended March 31,
			2018			2017
Adjusted EBITDAR
	Net loss	$	(7,156	)	$	(21,842	)
	Depreciation and amortization expense		15,372			17,213
	Stock-based compensation expense		1,949			1,930
	Facility lease expense		14,214			14,587
	Loss on facility lease termination		-			12,858
	Provision for bad debts		459			443
	Interest income		(37	)		(18	)
	Interest expense		12,451			12,005
	Loss (Gain) on disposition of assets, net		(3	)		125
	Other income		(1	)		(3	)
	Provision for income taxes		132			123
	Casualty losses		214			312
	Transaction and conversion costs		249			715
	Communities excluded due to repositioning/lease-up		62			(701	)
	Adjusted EBITDAR	$	37,905		$	37,747

Adjusted Revenues
	Total revenues	$	114,643		$	115,990
	Communities excluded due to repositioning/lease-up		(1,354	)		(4,641	)
	Adjusted revenues	$	113,289		$	111,349

Adjusted net loss and Adjusted net loss per share
	Net loss	$	(7,156	)	$	(21,842	)
	Casualty losses		214			312
	Transaction and conversion costs		262			1,104
	Resident lease amortization		-			3,238
	Loss on facility lease termination		-			12,858
	Loss (Gain) on disposition of assets		(3	)		125
	Tax impact of Non-GAAP adjustments (25% in 2018 and 37% in 2017)		(118	)		(6,526	)
	Deferred tax asset valuation allowance		1,409			8,166
	Communities excluded due to repositioning/lease-up		672			585
	Adjusted net loss	$	(4,720	)	$	(1,980	)

	Diluted shares outstanding		29,627			29,288

	Adjusted net loss per share	$	(0.16	)	$	(0.07	)

Adjusted CFFO
	Net loss	$	(7,156	)	$	(21,842	)
	Non-cash charges, net		17,923			35,044
	Lease incentives		-			(2,258	)
	Recurring capital expenditures		(1,186	)		(1,186	)
	Casualty losses		214			312
	Transaction and conversion costs		262			879
	Communities excluded due to repositioning/lease-up		389			79
	Adjusted CFFO	$	10,446		$	11,028

PRESS CONTACT:
Carey Hendrickson, Chief Financial Officer
Phone: 1-972-770-5600

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