Capital Sources and Alternative Financial Structures in Seniors Housing Moderator: Mercedes Kerr – Senior Vice President - Marketing, Health Care REIT Speakers: Margaret Scott – Chief Investment Officer, Belmont Village Senior Living Kathryn Burton Gray – Senior Managing Director, RED CAPITAL GROUP Beth Mace – Director, AEW Capital Management
Belmont Village Senior Living •
Fully integrated developer, owner and operator of 21 first-rate seniors housing communities in seven states.
•
Founded in 1997. Privately held with long history of partnering with institutional equity providers.
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Currently operate over 2,800 units with 2,000 employees. Monthly rentals only, no large entrance fees. Portfolio occupancy: +92%
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Serves top tier of private pay segment exclusively; sites are chosen in mature submarkets with high income and home values, and with substantial barriers to entry.
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Focus on municipalities with strict zoning and approval processes. Purpose-built, institutional grade, non-combustible construction. Three new projects currently in development.
Belmont Operating Program • Focus on independence through support services • On-site wellness, supervised fitness and rehabilitation services • Engaging social/intellectual activities • Concierge and transportation services • Medication management
Independent Living
Assisted Living
Memory Care
Active, mobile Lifestyle activities No support Private pay
Healthy, but frail Selected activities Daily living support Need-driven Private pay
Cognitive impairment Specialized care required Mild to medium acuity Private pay
Belmont Village Communities (for rent) Continuing Care Retirement Communities (for sale)
What Makes Belmont Different? •
24/7 nurses, all Belmont Village employees (no contract nurses)
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Innovative Memory Programs: Circle of Friends®
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Large buildings: 150 units on average. Fully licensed even with IL
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Institutional grade construction: I-2, steel and concrete
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NFL-designated provider Belmont Village Westwood (Los Angeles), 176 units
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Ongoing company-sponsored university research for key programs - Hospitality (Hilton College of Hotel and Restaurant Management, U of H) - Memory care (UCLA, Vanderbilt)
Company Overview • RED CAPITAL GROUP, LLC has provided over $52 billion of integrated debt and equity capital since 1990 to the multifamily, affordable and student housing industries, and seniors housing and health care communities through three operating companies. • Headquartered in Columbus, Ohio, RED is a subsidiary of ORIX USA Corporation and employs approximately 180 people across ten offices nationwide.
Office Loca)ons Columbus, OH Annapolis, MD Charlo:e, NC Chicago, IL Dallas, TX Dana Point, CA Fairfield, CT Reston, VA Salem, OR San Diego, CA
Operating Companies Red Mortgage Capital, LLC • A leading Fannie Mae DUS® and MAP- and LEAN-approved FHA lender with a mortgage servicing portfolio of more than $16 billion. Recognized by the Mortgage Bankers Association as the #1 Originator for FHA/Ginnie Mae loans in 2012 providing 231 FHA loans totaling $2.176 billion and as a Top 5 Health Care Lender with $826 million funded into the sector.
Red Capital Markets, LLC (MEMBER FINRA/SIPC) • A leader in the distribution of Fannie Mae and Ginnie Mae Project MBS providing structuring, underwriting, placement and advisory services for tax-exempt and taxable housing and health care bonds.
Red Capital Partners, LLC • Provides proprietary debt and equity solutions and asset management in a range of forms including subordinated gap and bridge loans.
Structure and Services RED CAPITAL GROUP, LLC
Mortgage Banking Red Mortgage Capital, LLC • Fannie Mae DUS® Loans • FHA Insured Mortgage Loans
Investment Banking Red Capital Markets, LLC Member FINRA/SIPC
• GNMA and Fannie Mae MBS Distribu)on
Proprietary Banking Red Capital Partners, LLC • Bridge Loans • Gap Financing
• GNMA Seller/Servicer
• Tax-‐Exempt Bond Underwri)ng and Distribu)on
• Loan Servicing & Asset Management
• Remarke)ng of VRDNs
• Second Mortgages
• Mortgage Banking Services
• High LTV First Mortgages
• Mezzanine Capital
• Non-‐mortgage Secured Subordinated Project Capital
AEW Seniors Housing Experience •
Since 1997, AEW has acquired, repositioned and/or developed approximately 12,277 seniors housing units with a gross property value of approximately $1.9 billion1
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Firm-wide, AEW seniors housing investments have generated an inception-to-date gross IRR of 23%, a net IRR of 22%, and a 2.4x equity multiple2
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Broad platform with experienced seniors housing team
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Proprietary research data
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Strong relationships with seniors housing operators and lenders
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Currently, AEW manages approximately 5,029 seniors housing units
1As of December 31, 2012 2Realized gross IRRs are leveraged, investment-‐level returns calculated using actual cash flows over the en)re holding period and are gross of management fees and
partnership expenses, and do not reflect fund level promote. Realized net IRRs are leveraged, investment-‐level returns calculated using actual cash flows over the en)re holding period and are net of an implied 175bps total fee load. The total fee load is based on a 125 bps management fee on invested capital over a seven-‐year hold and an acquisi)on fee of 75 bps on gross purchase price. The realized equity mul)ple is calculated by dividing the investment’s total, since incep)on distribu)ons and the residual sales proceeds to the fund by the investment’s total, since incep)on contribu)ons by the fund. Past performance is not indica)ve of future results
Health Care REIT, Inc. (HCN) Founded
1970
Corporate Headquarters
Toledo, OH
Enterprise Value(1)
$28.4 billion
Number of Employees
366
Credit Rating
Baa2/BBB
Dividend Yield(1)
4.2%
YTD Total Return(1)
21.4%
• Portfolio spans the full spectrum of health care real estate, including seniors housing, medical office buildings, inpatient and outpatient medical centers, and life science facilities. • $3.7 billion of $4.9 billion in investments over the last 4 quarters represents business with existing relationships
(1)
KeyBanc Leaderboard report 4/26/2012
Recent Highlights • Sunrise Senior Living acquisition • $4.3 billion investment • 125 communities; approximately 10,000 units • Largest transaction in HCN history
• Chartwell Seniors Housing REIT partnership • $503 million investment • 42 communities; approximately 8,200 units • Expansion into Canada through partnership with largest Canadian seniors housing provider
• Seniors Housing portfolio: 58,000 units
International Portfolio Highest Quality Real Estate • 1025 properties in 46 states, Canada, and UK (1) • Seniors Housing (NNN) – 321 • Skilled Nursing Facilities – 252 • Medical Office Buildings – 222 • Seniors Housing (Operating) – 193 • Hospitals – 30 • Life Science – 7
(1)
HCN 2012 Q4 Supplement
Capital Sources and Alternative Financial Structures in Seniors Housing
Transaction Market For Seniors Housing
After 2011 when $27 billion of trades occurred, transaction volumes slowed in 2012 to $9.6 billion Approximately 3.2% of the investment-grade seniors housing and care market traded in 2012, compared with 10% in 2011
Fewer Large Portfolios Have Been Traded in 2012/2013 Portfolio transactions dominated the market in 2011, less so in 2012 Â
Occupancies Projected To Improve Further SENIORS HOUSING ANNUAL SUPPLY/DEMAND (%), MAP31 6,000
Favorable market fundamentals will push occupancy rates higher and put upward pressure on rents
100% 98%
5,000
96% 4,000
3,000
92%
2,000
90% 88%
1,000
86% -‐ 84% (1,000) (2,000) 2006
82% 80% 2007
2008
Net AbsorpCon Source: NICMAP, AEW Research
2009
2010
2011
CompleCons
2012
2013 Occupancy
Availability
Square Feet (000s)
94%
Where Does the Economy Stand? Positives for the Economy
Negatives for the Economy
Housing Recovery – Starts & Prices
Tax Increases at Start of Year
Growth in Energy Sector
Sequester Spending Cuts
Tech Recovery/Expansion
European Debt Crisis (Again)
Deleveraging Households
Geo-Political Tensions (e.g. Syria, North Korea, Iran, etc.)
Positives for Property
Negatives for Property
Very Little New Construction
Slowly Recovering Occupancy
Rising Development Costs
Rising Operating Costs (e.g. Insurance)
Strong Capital Flows
Strong Capital Flows
Deleveraging Property Sector
Lots of Re-Financing Still to Come
How Long Until We Return to Prior Peak? U.S. TOTAL EMPLOYMENT (THOUSANDS) U.S. economy has recovered 5.7 million jobs since February 2010
140,000 138,000
134,000 132,000
200,000 per month Source: BLS, Moody’s Economy.com
150,000 per month
Dec-‐15
Dec-‐14
Dec-‐13
Dec-‐12
Dec-‐11
Dec-‐10
Dec-‐09
128,000
Dec-‐08
130,000
Dec-‐07
At this pace, all of the jobs lost in the past recession would not be recovered until second half of 2014
136,000
Dec-‐06
Job growth has averaged 187,000 jobs per month over past six months
So When Does the Easy Money Window Close?
0 Dec-‐89 Dec-‐90 Dec-‐91 Dec-‐92 Dec-‐93 Dec-‐94 Dec-‐95 Dec-‐96 Dec-‐97 Dec-‐98 Dec-‐99 Dec-‐00 Dec-‐01 Dec-‐02 Dec-‐03 Dec-‐04 Dec-‐05 Dec-‐06 Dec-‐07 Dec-‐08 Dec-‐09 Dec-‐10 Dec-‐11 Dec-‐12 Dec-‐13 Dec-‐14 Dec-‐15 Dec-‐16 Dec-‐17
What Rising Rates Might Look Like INTEREST RATES (%) 11
10 9
8
7
6
5
4
3
2
1
Baa Corporate Yield
Source: Moody’s economy.com
10 Year Treasury Yield Fed Funds Rate
Where Do Operators Find Capital? Equity
Sources of Capital for Seniors Housing include Debt and Equity Capital Debt Capital: • Fannie Mae and Freddie Mac • HUD • Commercial Banks • Commercial Finance Cos. • Tax Exempt Financing Equity Capital: • Private Equity • Public Companies • Public and Private Health Care REITS
Debt
Public
Public Equity Investments
Public Debt Investments
Private
Private Equity Investments
Private Debt Investments
Capital Sources and Alternative Financial Structures in Seniors Housing Moderator: Mercedes Kerr – Senior Vice President - Marketing, Health Care REIT Speakers: Margaret Scott – Chief Investment Officer, Belmont Village Senior Living Kathryn Burton Gray – Senior Managing Director, RED CAPITAL GROUP Beth Mace – Director, AEW Capital Management