Buoyed by stable quarterly earnings, executives with Welltower (NYSE: WELL) on Thursday touted that the corporate’s bold technique is paying off.
With regard to senior housing, CEO Tom DeRosa indicated that the trade at giant is nonetheless working from an outdated playbook that won’t produce passable ends in future years, and Welltower is writing a brand new playbook.
“The longer term of the senior housing trade is not what exists right now,” DeRosa mentioned on the corporate’s This autumn and full-year 2019 earnings name.
DeRosa additionally took the time to mirror on the REIT’s efforts to reshape its portfolio and operator partnerships in recent times, and teased its growing curiosity in lively grownup properties for middle-income residents.
Welltower reported $1.26 billion in whole income within the fourth quarter of 2019, a 1.6% enhance over the earlier 12 months. For the complete 12 months, the REIT generated $5.12 billion in income, a 8.2% enhance over 2018. It additionally reported $0.55 of web earnings per share, funds from operations (FFO) of $1.05 per share, and blended whole portfolio web working earnings (NOI) development of 2.2%, with all three of its service strains exhibiting constant efficiency.
Welltower additionally set its preliminary 2020 steerage: web earnings ranging between $2.96 and $3.06 per share, and adjusted FFO per share in a spread from $4.20 to $4.30 per share, and common blended portfolio identical retailer money NOI development of 1.5% to 2.5%.
The NOI steerage is in step with analysts’ expectations and a 50-basis level enhance over the earlier 12 months.
“Whereas administration expects outcomes to reasonable barely in 2020, the pattern is nonetheless optimistic,” RBC Capital Markets Analyst Michael Carroll wrote in a word to buyers.
SHOP offers nearly full
Welltower’s senior housing working (SHO) portfolio same-store NOI improved 1.5%, year-over 12 months. The SHO portfolio additionally achieved a income per occupied room (RevPOR) development price of 3.5% within the fourth quarter, spurred by sturdy efficiency within the REIT’s U.S. and UK portfolios.
“[Welltower’s same-store] SHO was led by UK’s +8.8% NOI and +3.9% REVPOR,” BMO Analyst John Kim wrote in a word to buyers.
Welltower Chief Funding Officer Shankh Mitra attributed the efficiency to comparatively secure occupancy, elevated pricing energy and better-than-expected labor value inflation. Whole SHOP occupancy was 86.1% in This autumn, a 1.3% dropoff from the earlier 12 months, however solely a 10 foundation level decline from the primary quarter of 2019.
DeRosa and Mitra touted the heavy lifting Welltower did to get its SHO portfolio to this place. The REIT’s main offers within the fourth quarter included the $297 million acquisition of six new communities in California from Oakmont Senior Residing, in addition to the acquisition of three Florida communities from Discovery Senior Residing for $91 million.
The dealmaking continued into 2020. Yesterday, Welltower introduced it agreed to promote a portfolio of assisted residing communities in California, Nevada and Washington to a personal investor for $740 million.
Welltower wouldn’t disclose the id of the customer, however did trace that it is a well known institutional investor identified for making sensible actual property selections and that the portfolio — which has a 97% occupancy price — would supply the customer with alternatives to push development.
“We’ve an amazing quantity of respect for them and we do quite a bit of enterprise with them somewhere else,” Mitra mentioned of the customer.
Welltower and Louisville, Kentucky-based operator Atria Senior Residing are additionally concerned within the building of a mixed-use tower close to New York Metropolis’s Hudson Yards mega-development, in a partnership with Associated Firms and Spitzer Enterprises, the true property firm of former New York Governor Eliot Spitzer. The 44-story tower will embody 126 luxurious senior housing items, and is half of a $Three billion pipeline of luxurious senior housing in main U.S. metros being developed between Associated and Atria.
Welltower expanded its roster of operators in 2019 to incorporate Denver-based Balfour Senior Residing; Portland, Oregon-based Frontier Administration; and Norwood, Massachusetts-based LCB Senior Residing, along with Atria. All of the partnerships are below Welltower’s “RIDEA 3.0” administration construction.
Mitra estimated that roughly 80% of Welltower’s working companions are in RIDEA 3.Zero agreements. DeRosa added that future tendencies of high-quality senior housing will probably be a end result of an operator not desirous to enter RIDEA 3.0.
In 2019, the REIT additionally partnered with Buffalo, New York-based Clover Administration to develop a pipeline of impartial residing communities geared to middle-market renters. Discussions are underway with different suppliers making strikes into the lively grownup rental area — notably concentrating on middle-market shoppers — and additional particulars ought to emerge over the course of the 12 months, executives famous.
Welltower introduced no modifications to the way it experiences SHOP numbers shifting ahead. This stands out in distinction to the opposite “Massive 3” well being care REITS, Ventas (NYSE: VTR) and Healthpeak Properties (NYSE: PEAK). Each introduced modifications in how they’d report same-store SHOP numbers in 2020 and past, to be able to be in line with trade greatest practices. Notably, Ventas and Healthpeak additionally contended with weaker senior housing efficiency of their Q3 2019 earnings.
Welltower’s same-store definition already aligns with the modifications that Healthpeak addressed in its earnings name on Wednesday, Raymond James Analyst Jonathan Hughes wrote in a word to buyers.
There was some dialogue among the many “BIG 3” REITs about standardizing their same-store reporting practices. Welltower has no plans to replace its practices, and has recommended the dialogue stems from its senior housing portfolio efficiency, in comparison with Ventas and Healthpeak.
“We’re actually not attempting to imitate anybody else’s disclosure. We’re attempting to offer disclosure to buyers that permit them to match and do what they should do,” Welltower CFO Tim McHugh mentioned.
Past cashing lease checks
Welltower is decided to not merely purchase actual property however proactively work with its companions to unlock untapped worth, DeRosa mentioned in the course of the name.
“Our [business] mannequin is based mostly on a perception that we are able to seize income past gathering lease checks,” he mentioned.
One key half of this technique entails well being system partnerships. Welltower broke new floor on this regard with its acquisition of the big HCR ManorCare portfolio in a three way partnership with Toledo-based nonprofit well being system ProMedica. The fourth quarter marked a full 12 months for ManorCare as a Welltower tenant, and the expert nursing large outperformed the REIT’s projections.
ManorCare reported $307 million of EBITDAR for 2019. All three enterprise strains — expert nursing, house well being, and reminiscence care — confirmed fourth-quarter EBITDAR development for the primary time in seven years, Mitra mentioned.
Because the ManorCare deal, Welltower has cast relationships with different well being programs, together with a just lately introduced partnership with Jefferson Well being.
DeRosa shared extra particulars in regards to the memorandum of understanding that Welltower reached final month with Philadelphia-based Thomas Jefferson College and Jefferson Well being. If the small print might be agreed upon, the 2 sides would create a JV the place Welltower would purchase a stake in Jefferson Well being’s actual property portfolio, permitting Jefferson to expedite its ambulatory care community enlargement plans, and leverage Welltower’s predictive information analytics to find out the most effective websites to construct these facilities.
A linchpin to the potential JV is it might give Jefferson Well being clinicians the flexibility to offer well being care inside Welltower senior housing and post-acute care communities within the higher Philly and southern New Jersey area — a possible buyer base of almost 20,000 individuals. The 2 would additionally co-develop new communities.
DeRosa has been outspoken in his perception that nonprofit well being programs are an untapped alternative for well being care REITS, and estimated that there is as much as $600 billion in actual property managed by these well being programs, ready for influxes of capital from the fitting companions. Moreover, Welltower believes that senior housing will develop into extra embedded as a element of the well being care continuum in shifting ahead. Well being system partnerships like its one with ProMedica and the pending Jefferson Well being JV are the long run of senior residing, by bringing the care on to the resident.
“It would begin to be pushed in scale with Jefferson Well being,” he mentioned.
Monitoring labor pains
Welltower has benefited from two consecutive quarters of labor prices not rising as excessive as projected, and is cautiously optimistic that this pattern will proceed,
“We’re not assuming that pattern will proceed. But when we do get some assistance on the labor facet, what we’ve seen in fourth quarter, if that continues clearly there will likely be upside,” McHugh mentioned.
Fixing for labor prices is an enormous problem dealing with the senior housing trade, and one which DeRosa has been targeted on since taking the reins at Welltower. He recalled that when he stepped into the CEO function, having a 2-to-1 ratio of full-time workers to residents was thought of a marker of being a top quality operator.
“That is not sustainable. And so we’re on the lookout for [ways to] enhance [the] resident expertise and care and do it at a decrease value of labor,” he mentioned.
Know-how is the one resolution that Welltower can assume of to alleviate labor pressures whereas sustaining care high quality.
The REIT’s first Manhattan venture, a 15-story, 151-unit purpose-built assisted residing and reminiscence care neighborhood on East 56th Road which will likely be operated by Dawn Senior Residing, is slated to open in late spring 2020. The constructing will likely be outfitted with superior expertise by means of a partnership with Philips, and most of this tech is new to the trade, DeRosa mentioned.
That neighborhood will likely be operated by Dawn Senior Residing, which has already carried out workforce associated tech that has helped slash turnover by 30%, DeRosa famous.
Welltower inventory closed buying and selling Thursday up 2.14%, to $87.70/share.