LTC Properties Q4 Earnings Call Highlights

Core Insights - LTC Properties is undergoing a strategic shift towards a seniors housing operating portfolio (SHOP), aiming to increase growth and reduce exposure to skilled nursing and loans [4][7][19] - By the end of 2026, SHOP is expected to represent 45% of the investment portfolio and 40% of net operating income (NOI) [1][7][19] - The company has a robust acquisition pipeline, with over $500 million in SHOP opportunities under review [2][7] Acquisition Strategy - Management has completed $108 million in SHOP acquisitions and expects an additional $160 million to close in the second quarter of 2026 [2][3] - The midpoint guidance for 2026 acquisitions is set at $600 million, which is nearly 70% higher than 2025 SHOP acquisitions [3][7] - The company is focused on transitioning from lower-growth triple-net REIT to a faster-growing SHOP-focused REIT, with the transformation expected to be largely complete by the end of 2026 [4][19] Financial Performance - The company reported a Core FFO per share increase of $0.05 to $0.70, representing an 8% growth year-over-year, driven by SHOP acquisitions [16] - For 2026, guidance includes Core FFO/share of $2.75–$2.79 and SHOP NOI of $65–$77 million [5][17] - The company expects to maintain leverage around 4.5x debt/EBITDAre, within its target range of 4x–5x [5][15] Portfolio Repositioning - LTC Properties is deliberately reducing its exposure to skilled nursing and loans, with plans to lower loans to under 10% and skilled nursing to under 30% of the portfolio by the end of 2026 [6][12] - The company plans to sell five skilled nursing properties and complete approximately $90 million in loan payoffs in the next 60 days [6][13] - The expected prepayment of a $180 million loan is part of the strategy to reduce operator concentration and reposition the portfolio [13][14] Operational Trends - The original 13 properties converted to SHOP generated a 22% NOI growth compared to 2024 pro forma NOI, producing $16.2 million in combined rent and NOI in 2025 [8] - For 2026, the company anticipates a 14% NOI growth for the SHOP portfolio, with occupancy projected to increase by about 150 basis points [9][10] - The company has established eight SHOP operator relationships, with plans to add two more in the second quarter [19]