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Where do operators find capital? This two hour in depth exploration of capital sources will feature a panel of experts who will discuss how to grow and recapitalize in today’s environment. They will examine financing alternatives available to operators from the capital provider’s and capital user’s perspective, and will describe financing structures currently in use. Learn how capital providers view potential investments and can help grow your business, while hearing from an operator’s perspective about how these financing vehicles can be used most effectively. Viewpoints from various capital sources including REITs, debt, and equity, as well as financing perspective from a representative operator client, will be presented for acquisitions, development, and refinancing.
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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
• Fully integrated developer, owner and operator of 21 !rst-rate seniors housing communities in seven states.
• Founded in 1997. Privately held with long history of partnering with institutional equity providers.
• Currently operate over 2,800 units with 2,000 employees. Monthly rentals only, no large entrance fees. Portfolio occupancy: +92%
• 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.
• Focus on municipalities with strict zoning and approval processes. Purpose-built, institutional grade, non-combustible construction. Three new projects currently in development.
Belmont Village Senior Living
Belmont Operating Program
Assisted Living Healthy, but frail Selected activities Daily living support Need-driven Private pay
Independent Living Active, mobile Lifestyle activities No support Private pay
Continuing Care Retirement Communities (for sale)
Memory Care Cognitive impairment Specialized care required Mild to medium acuity Private pay
Belmont Village Communities (for rent)
• Focus on independence through support services
• On-site wellness, supervised !tness and rehabilitation services
• Engaging social/intellectual activities
• Concierge and transportation services
• Medication management
• 24/7 nurses, all Belmont Village employees (no contract nurses)
• Innovative Memory Programs: Circle of Friends®
• Large buildings: 150 units on average. Fully licensed even with IL
• Institutional grade construction: I-2, steel and concrete
• NFL-designated provider
• Ongoing company-sponsored university research for key programs
- Hospitality (Hilton College of Hotel and Restaurant Management, U of H) - Memory care (UCLA, Vanderbilt)
Belmont Village Westwood (Los Angeles), 176 units
What Makes Belmont Different?
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
Investment Banking Red Capital Markets, LLC
Member FINRA/SIPC
Proprietary Banking Red Capital Partners, LLC
• Fannie Mae DUS® Loans
• FHA Insured Mortgage Loans
• GNMA Seller/Servicer
• Loan Servicing & Asset Management
• GNMA and Fannie Mae MBS Distribu)on
• Tax-‐Exempt Bond Underwri)ng and Distribu)on
• Remarke)ng of VRDNs
• Mortgage Banking Services
• Bridge Loans
• Gap Financing
• Mezzanine Capital
• Second Mortgages
• High LTV First Mortgages
• 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
• 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
• Broad platform with experienced seniors housing team
• Proprietary research data
• Strong relationships with seniors housing operators and lenders
• 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)
• 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
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%
(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
Occupancies Projected To Improve Further
SENIORS HOUSING ANNUAL SUPPLY/DEMAND (%), MAP31
Favorable market fundamentals will push occupancy rates higher and put upward pressure on rents
Source: NICMAP, AEW Research
80%
82%
84%
86%
88%
90%
92%
94%
96%
98%
100%
(2,000)
(1,000)
-‐
1,000
2,000
3,000
4,000
5,000
6,000
2006 2007 2008 2009 2010 2011 2012 2013
Availability
Squa
re Feet (000s)
Net AbsorpCon CompleCons Occupancy
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)
Source: BLS, Moody’s Economy.com
U.S. economy has recovered 5.7 million jobs since February 2010 Job growth has averaged 187,000 jobs per month over past six months At this pace, all of the jobs lost in the past recession would not be recovered until second half of 2014
128,000
130,000
132,000
134,000
136,000
138,000
140,000
Dec-‐06
Dec-‐07
Dec-‐08
Dec-‐09
Dec-‐10
Dec-‐11
Dec-‐12
Dec-‐13
Dec-‐14
Dec-‐15
200,000 per month 150,000 per month
So When Does the Easy Money Window Close?
What Rising Rates Might Look Like
INTEREST RATES (%)
Source: Moody’s economy.com
0
1
2
3
4
5
6
7
8
9
10
11
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
Baa Corporate Yield 10 Year Treasury Yield Fed Funds Rate
Where Do Operators Find Capital?
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
Public Equity Investments Public Debt Investments
Private Debt Investments Private Equity Investments
Public
Private
Equity Debt
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