CareTrust REIT, Inc. (NYSE:CTRE) Q1 2021 Earnings Conference Call May 7, 2021 12:00 PM ET Company Participants Greg Stapley - Chairman & Chief Executive Officer Dave Sedgwick - President & Chief Operating Officer Mark Lamb - Chief Investment Officer Bill Wagner - Chief Financial Officer Eric Gillis - Vice President of Portfolio Management & Investments. Conference Call Participants Steven Valiquette - Barclays Michael Carroll - RBC Capital Markets Connor Siversky - Berenberg Todd Stender - Wells Fargo Juan ...

Company Overview - CareTrust REIT has expanded its real estate portfolio to 223 net-leased healthcare properties across 28 states, consisting of 23,345 operating beds/units as of May 6, 2021[13] - As of March 31, 2021, the company's market capitalization was $2,252 million and enterprise value was $2,892 million with 967 million outstanding shares[15] Portfolio Composition - As of March 31, 2021, Skilled Nursing facilities comprised 678% of the total investment at $1,308842 thousand and generated 699% of the total rent at $129,044 thousand[21] - Multi-Service Campuses accounted for 195% of the total investment at $375,432 thousand and 166% of the total rent at $30,552 thousand[21] - Seniors Housing represented 127% of the total investment at $245,395 thousand and 135% of the total rent at $24,937 thousand[21] Tenant Diversification - The top 5 tenants accounted for 587% of the total investment at $1,135,202 thousand and 624% of the total rent at $115,231 thousand as of March 31, 2021[25] - The Ensign Group represented 258% of the total investment at $498,702 thousand and 310% of the total rent at $57,195 thousand[25] - The top 10 tenants accounted for 765% of the total investment at $1,477,454 thousand and 808% of the total rent at $149,039 thousand[25] Geographic Diversification - As of March 31, 2021, California represented 243% of the total investment at $469,659 thousand and 254% of the total rent at $46,834 thousand[30] - Texas accounted for 188% of the total investment at $363,317 thousand and 197% of the total rent at $36,443 thousand[30] Financial Performance - For the three months ended March 31, 2021, rental income was $45,246 thousand compared to $42,464 thousand for the same period in 2020[35] - Net income for the three months ended March 31, 2021, was $20,486 thousand compared to $19,325 thousand for the same period in 2020[35]

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (Mark One) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31, 2021 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File Number: 001-36181 CareTrust REIT, Inc. (Exact name of registrant as specified in its charter) Maryland 46-3999490 (State ...

CareTrust REIT, Inc. (NYSE:CTRE) Q4 2020 Earnings Conference Call February 11, 2021 1:00 PM ET Company Participants Lauren Beale - SVP & Controller Gregory Stapley - Chairman & CEO David Sedgwick - COO & President Mark Lamb - CIO William Wagner - CFO, Treasurer & Secretary Conference Call Participants Jonathan Hughes - Raymond James & Associates Steven Valiquette - Barclays Bank Jordan Sadler - KeyBanc Capital Markets Jason Idoine - RBC Capital Markets Daniel Bernstein - Capital One Securities Theo Zaferiou ...

Table of Contents | --- | --- | --- | --- | |-----------------------------------|----------------------------|---------------------------|-------| | | | | | | "emerging growth company" in Rule | 12b-2 of the Exchange Act. | | | | Large accelerated filer | ☒ | Accelerated filer | ☐ | | Non-accelerated filer | ☐ | Smaller reporting company | ☐ | | | | Emerging growth company | ☐ | UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 Form 10-K (Mark One) ☒ ANNUAL REPORT PURSUANT TO SECTION 1 ...

CARETRUST REIT, INC. THIRD QUARTER 2020 FINANCIAL SUPPLEMENT SD42 Broadmoor Medical Lodge (Rockwall, TX) Expertise. Partnership. Growth. Disclaimers This supplement contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements include all statements that are not historical statements of fact and statements regarding our intent, belief or expectations, including, but not limited to, statements regarding future financial and financin ...

Financial Data and Key Metrics Changes - For Q3 2020, normalized FFO was $32.5 million or $0.34 per share, and normalized FAD was $33.9 million or $0.36 per share [31] - The payout ratio remains low at approximately 74% on normalized FFO and 69% on normalized FAD [31] - Leverage is at an all-time low with a net debt to normalized EBITDA ratio of 3.1x and net debt to enterprise value at 22% [32] Business Line Data and Key Metrics Changes - Rent collections from April through October exceeded 98%, with November collections on track [13] - Skilled nursing occupancy has dropped 710 basis points or roughly 9% from March through October, while higher-margin skilled occupancy increased 480 basis points or almost 31% over the same period [21] - Overall portfolio EBITDAR lease coverage on a trailing twelve-month basis, stripping out HHS funds, is 1.94x [23] Market Data and Key Metrics Changes - Seniors housing occupancy held steady from March through October, with a minor 100 basis points drop compared to June [20] - The skilled nursing sector is experiencing a decline in occupancy, but some operators have performed better during the pandemic than before [21] Company Strategy and Development Direction - The company is focused on advocating for healthcare providers and providing transparency about their operations [12] - There is a cautious optimism regarding larger acquisition opportunities expected to come to market over the next several quarters [28] - The company plans to continue pursuing opportunities that align with existing operator relationships and expand into new markets [29] Management's Comments on Operating Environment and Future Outlook - Management believes that the skilled nursing and seniors housing industries are better prepared to handle ongoing challenges compared to six months ago [8] - The company expects several more quarters of predictable and manageable operating performance, especially with the rollout of effective vaccines [12] - Management remains committed to maintaining a balance between dividend payouts and reinvesting in the company for growth [56] Other Important Information - The company has $25 million in cash on hand and no debt maturities before 2024, providing a strong liquidity position [14] - The company has raised and narrowed its guidance for the year, projecting normalized FFO per share of $1.36 to $1.37 and normalized FAD per share of $1.42 to $1.43 [15] Q&A Session Summary Question: What is the composition of the pipeline and pricing? - The pipeline is primarily composed of skilled nursing facilities, with larger opportunities expected to range from $50 million to $150 million [38] Question: How is the company addressing occupancy challenges? - The company is focusing on pre-COVID numbers and understanding the skilled mix to address occupancy declines [41] Question: Is the company looking at opportunities from smaller operators exiting the business? - Yes, the company continues to seek opportunities to acquire properties from smaller operators and retenant them with existing operators [45] Question: What is the competitive landscape like currently? - The competitive landscape remains similar, with well-capitalized buyers actively seeking opportunities in the skilled nursing space [50] Question: How does management view the potential shift to home health care? - Management believes that while some patients may shift to home health care, skilled nursing will continue to be a necessary option for many patients [69][72]

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (Mark One) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2020 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File Number: 001-36181 CareTrust REIT, Inc. (Exact name of registrant as specified in its charter) Maryland 46-3999490 (St ...

CareTrust REIT, Inc. (NYSE:CTRE) Q2 2020 Earnings Conference Call August 7, 2020 1:00 PM ET Company Participants Lauren Beale – Controller Greg Stapley – Chairman and Chief Executive Officer Dave Sedgwick – Chief Operating Officer Mark Lamb – Chief Investment Officer Bill Wagner – Chief Financial Officer Conference Call Participants Jordan Sadler – KeyBanc Markets Jonathan Hughes – Raymond James Connor Siversky – Berenberg Operator Ladies and gentlemen, thank you for standing by, and welcome to CareTrust RE ...

Table of Contents Title of each class Trading Symbol(s) Name of each exchange on which registered Common Stock, par value $0.01 per share CTRE The Nasdaq Stock Market LLC (Nasdaq Global Select Market) UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-Q (Mark One) ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended June 30, 2020 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE A ...