Diversified Healthcare Trust Provides Monthly SHOP Performance Update

Rhea-AI Summary

Diversified Healthcare Trust (DHC) provided an update on its Senior Housing Operating Portfolio (SHOP) segment. In January 2024, occupancy was 79.0%, with revenue and NOI showing significant increases compared to December 2023 and January 2023.

Insights

Market Research Analyst

The recent performance update from Diversified Healthcare Trust (DHC) reflects a mixed scenario with an overall increase in occupancy rates and revenue in their Senior Housing Operating Portfolio (SHOP) segment compared to the previous year. The reported occupancy of 79.0% in January 2024, despite being slightly lower than December 2023, shows a substantial year-over-year improvement. This could signify a recovering trend in the senior housing market, which had been impacted by the pandemic.

Furthermore, the increase in Resident Fees and Services revenue by 11.6% compared to January 2023 indicates a growing demand for DHC's services. The significant rise in Net Operating Income (NOI) by 83.4% year-over-year is particularly noteworthy, as it suggests improved operational efficiency and cost management. This is supported by the reduction in operating expenses due to lower repair and maintenance costs and a decrease in contract labor, despite inflationary pressures on wages and food expenses.

Investors and stakeholders might view these results as positive indicators of DHC's ability to navigate challenging economic conditions and drive profitability. The improved NOI margin, now at 7.1%, is a critical metric that reflects the company's profitability from its core operations and could be a positive signal for DHC's financial health.

Financial Analyst

Analyzing DHC's financials, the NOI margin improvement to 7.1% is substantial when considering the 440 basis points increase from the previous month and the 280 basis points increase year-over-year. This margin expansion suggests that DHC is not only increasing its revenue but also effectively controlling its expenses, a key factor for long-term sustainability.

It's important to note that the average monthly rate has increased across both ALR/Five Star Managed Communities and Other Operator Managed Communities. This indicates DHC's pricing power in the market, which is critical in an inflationary environment. The ability to pass on higher costs to consumers without significantly affecting occupancy rates is a strong positive for the company's revenue outlook.

However, the financials presented are unaudited and preliminary, which means that these figures are subject to change upon the completion of the quarterly financial close process and review. Investors should exercise caution and await the finalized financial statements before drawing concrete conclusions.

Healthcare Industry Analyst

The data provided offers insights into the senior housing sector, a niche within the broader healthcare real estate industry. DHC's performance reflects broader trends, such as an aging population and increased demand for senior living options. The reported increase in care level increases at DHC’s communities could be indicative of a shift towards more comprehensive and higher-acuity services, which typically command higher fees.

The reduction in the use of discounts and community fees could signal a strategic shift towards maintaining revenue growth, which may have contributed to the improved financial performance. Additionally, the mention of higher property insurance premiums in select markets suggests regional variations in operating costs, which could impact future profitability and operational strategies.

Overall, the update from DHC provides a snapshot of the company's adaptability in a dynamic healthcare real estate market and may influence investor perception of the sector's resilience and growth potential.

NEWTON, Mass.--(BUSINESS WIRE)-- Diversified Healthcare Trust (Nasdaq: DHC) today provided an update regarding the recent performance of its Senior Housing Operating Portfolio, or SHOP, segment.

Monthly Unaudited Results in DHC’s Total SHOP Properties:

• January 2024 occupancy was 79.0%, 30 basis points below December 2023, and 250 basis points above January 2023.
• January 2024 Resident Fees and Services revenue was $102.7 million, $3.9 million, or 4.0%, above December 2023, and $10.7 million, or 11.6%, above January 2023.
• January 2024 net operating income, or NOI, was $7.3 million, $4.6 million, or 175.6%, above December 2023, and $3.3 million, or 83.4%, above January 2023.
• January 2024 NOI margin was 7.1%, 440 basis points above December 2023, and 280 basis points above January 2023.

Revenues increased primarily due to increases in average monthly rate and care level increases at DHC’s communities, partially offset by increased use of discounts and decreased community fees.

Operating expenses decreased due to lower repair and maintenance expenses and decreases in contract labor, partially offset by annual wage adjustments and hiring expenses. Year over year, increases were primarily attributable to inflationary effects of higher wages and food expenses, as well as higher property insurance premiums in select markets.

Diversified Healthcare Trust SHOP Segment - Monthly Results of Operations (dollars in thousands, except average monthly rate)
			2024 (1)			2023			$			%		2023			$			%
			Jan			Dec			Change			Change		Jan			Change			Change
ALR/Five Star Managed Communities
	Number of Properties			119			119								119
	Number of Units			17,542			17,655								17,716
	Occupancy			78.8%			79.1%								77.2%
	Average Monthly Rate		$	4,638		$	4,401		$	237		5.4%		$	4,267		$	371		8.7%
	Residents Fees and Services		$	66,669		$	63,558		$	3,111		4.9%		$	59,539		$	7,130		12.0%
	Property Operating Expenses			(59,093)			(59,851)			758		(1.3)%			(53,744)			(5,349)		10.0%
	NOI (2)		$	7,576		$	3,707		$	3,869		104.4%		$	5,795		$	1,781		30.7%
	NOI Margin			11.4%			5.8%								9.7%
Other Operator Managed Communities
	Number of Properties			113			113								118
	Number of Units			7,557			7,554								7,623
	Occupancy			79.5%			79.6%								74.8%
	Average Monthly Rate		$	5,841		$	5,706		$	135		2.4%		$	5,547		$	(8)		(0.1)%
	Residents Fees and Services		$	36,059		$	35,262		$	797		2.3%		$	32,486		$	3,573		11.0%
	Property Operating Expenses			(36,356)			(36,328)			(28)		0.1%			(34,312)			(2,044)		6.0%
	NOI (2)		$	(297)		$	(1,066)		$	769		72.1%		$	(1,826)		$	1,529		83.7%
	NOI Margin			(0.8)%			(3.0)%								(5.6)%
Total SHOP
	Number of Properties			232			232								237
	Number of Units			25,099			25,209								25,339
	Occupancy			79.0%			79.3%								76.5%
	Average Monthly Rate		$	4,999		$	4,792		$	207		4.3%		$	4,645		$	354		7.6%
	Residents Fees and Services		$	102,728		$	98,820		$	3,908		4.0%		$	92,025		$	10,703		11.6%
	Property Operating Expenses			(95,449)			(96,179)			730		(0.8)%			(88,056)			(7,393)		8.4%
	NOI (2)		$	7,279		$	2,641		$	4,638		175.6%		$	3,969		$	3,310		83.4%
	NOI Margin			7.1%			2.7%								4.3%

			2023
			Jan			Feb			Mar			Apr			May			Jun			Jul			Aug			Sep			Oct			Nov			Dec			YTD
ALR/Five Star Managed Communities
	Number of Properties			119			119			119			119			119			119			119			119			119			119			119			119			119
	Number of Units			17,716			17,706			17,704			17,704			17,703			17,699			17,699			17,677			17,655			17,655			17,655			17,655			17,655
	Occupancy			77.2%			77.2%			77.7%			78.0%			78.1%			77.6%			78.0%			78.5%			78.7%			79.2%			79.3%			79.1%			78.2%
	Average Monthly Rate		$	4,267		$	4,892		$	4,369		$	4,527		$	4,404		$	4,532		$	4,384		$	4,388		$	4,556		$	4,396		$	4,510		$	4,401		$	4,464
	Residents Fees and Services		$	59,539		$	61,616		$	61,307		$	61,673		$	62,076		$	62,268		$	62,570		$	62,923		$	63,276		$	63,482		$	63,154		$	63,558		$	747,442
	Property Operating Expenses			(53,744)			(52,753)			(56,145)			(51,873)			(55,579)			(55,416)			(56,808)			(56,774)			(56,355)			(56,793)			(56,604)			(59,851)			(668,695)
	NOI (2)		$	5,795		$	8,863		$	5,162		$	9,800		$	6,497		$	6,852		$	5,762		$	6,149		$	6,921		$	6,689		$	6,550		$	3,707		$	78,747
	NOI Margin			9.7%			14.4%			8.4%			15.9%			10.5%			11.0%			9.2%			9.8%			10.9%			10.5%			10.4%			5.8%			10.5%
Other Operator Managed Communities
	Number of Properties			118			115			115			115			115			115			115			115			115			114			113			113			113
	Number of Units			7,623			7,623			7,623			7,623			7,623			7,623			7,623			7,647			7,647			7,572			7,571			7,554			7,554
	Occupancy			74.8%			76.3%			76.5%			77.4%			77.1%			78.0%			78.3%			78.6%			78.6%			79.2%			79.4%			79.6%			77.8%
	Average Monthly Rate		$	5,547		$	5,839		$	5,553		$	5,569		$	5,469		$	5,644		$	5,576		$	5,610		$	5,987		$	5,627		$	5,745		$	5,706		$	5,654
	Residents Fees and Services		$	32,486		$	31,502		$	33,142		$	32,576		$	32,953		$	33,300		$	34,109		$	34,559		$	35,697		$	34,605		$	34,275		$	35,262		$	404,466
	Property Operating Expenses			(34,312)			(31,423)			(33,952)			(32,932)			(33,428)			(32,731)			(33,688)			(35,301)			(33,519)			(34,361)			(34,421)			(36,328)			(406,396)
	NOI (2)		$	(1,826)		$	79		$	(810)		$	(356)		$	(475)		$	569		$	421		$	(742)		$	2,178		$	244		$	(146)		$	(1,066)		$	(1,930)
	NOI Margin			(5.6)%			0.3%			(2.4)%			(1.1)%			(1.4)%			1.7%			1.2%			(2.1)%			6.1%			0.7%			(0.4)%			(3.0)%			(0.5)%
Total SHOP
	Number of Properties			237			234			234			234			234			234			234			234			234			233			232			232			232
	Number of Units			25,339			25,329			25,327			25,327			25,326			25,322			25,322			25,324			25,302			25,227			25,226			25,209			25,209
	Occupancy			76.5%			77.0%			77.3%			77.8%			77.8%			77.7%			78.1%			78.5%			78.6%			79.2%			79.3%			79.3%			78.1%
	Average Monthly Rate		$	4,645		$	5,176		$	4,722		$	4,840		$	4,723		$	4,866		$	4,742		$	4,755		$	4,986		$	4,764		$	4,879		$	4,792		$	4,821
	Residents Fees and Services		$	92,025		$	93,118		$	94,449		$	94,249		$	95,029		$	95,568		$	96,679		$	97,482		$	98,973		$	98,087		$	97,429		$	98,820		$	1,151,908
	Property Operating Expenses			(88,056)			(84,176)			(90,097)			(84,805)			(89,007)			(88,147)			(90,496)			(92,075)			(89,874)			(91,154)			(91,025)			(96,179)			(1,075,091)
	NOI (2)		$	3,969		$	8,942		$	4,352		$	9,444		$	6,022		$	7,421		$	6,183		$	5,407		$	9,099		$	6,933		$	6,404		$	2,641		$	76,817
	NOI Margin			4.3%			9.6%			4.6%			10.0%			6.3%			7.8%			6.4%			5.5%			9.2%			7.1%			6.6%			2.7%			6.7%

(1)		The information regarding DHC’s SHOP segment results for January 2024 reflects preliminary estimates with respect to certain results of DHC for such period, based on currently available information. Because the quarterly financial close process and review for that period is not yet complete, DHC’s final results upon completion of its quarterly close process and review may vary from these preliminary estimates.
(2)		The calculation of NOI shown excludes certain components of net income (loss) in order to provide results that are more closely related to DHC's property level results of operations. DHC defines NOI as income from its real estate less its property operating expenses. NOI excludes amortization of capitalized tenant improvement costs and leasing commissions that DHC records as depreciation and amortization. DHC uses NOI to evaluate individual and company wide property level performance. Other real estate companies and real estate investment trusts, or REITs, may calculate NOI differently than DHC does.

Calculation and Reconciliation of NOI for SHOP Segment
(dollars in thousands)
		For the Month Ended
		January 31, 2023			January 31, 2024
Calculation of NOI:		SHOP			SHOP
Residents fees and services		$	92,025		$	102,728
Property operating expenses			(88,056)			(95,449)
NOI		$	3,969		$	7,279

			For the Month Ended
			January 31, 2023			December 31, 2023			January 31, 2024
			SHOP			SHOP			SHOP
Residents fees and services			$	92,025		$	98,820		$	102,728
Expenses:
Property operating expenses				88,056			96,179			95,449
Depreciation and amortization				13,874			15,952			15,595
Total expenses				101,930			112,131			111,044
Gain on sale of properties				940			-			-
Interest expense				(178)			(24)			(23)
Net loss				(9,143)			(13,335)			(8,339)
Add (less):	Interest expense			178			24			23
	Depreciation and amortization			13,874			15,952			15,595
	Gain on sale of properties			(940)			-			-
NOI			$	3,969		$	2,641		$	7,279

About Diversified Healthcare Trust:

DHC is a real estate investment trust focused on owning high-quality healthcare properties located throughout the United States. DHC seeks diversification across the health services spectrum by care delivery and practice type, by scientific research disciplines and by property type and location. As of December 31, 2023, DHC’s approximately $7.2 billion portfolio included 371 properties in 36 states and Washington, D.C., occupied by approximately 500 tenants, and totaling approximately 8.6 million square feet of life science and medical office properties and more than 27,000 senior living units. DHC is managed by The RMR Group (Nasdaq: RMR), a leading U.S. alternative asset management company with over $41 billion in assets under management as of December 31, 2023 and more than 35 years of institutional experience in buying, selling, financing and operating commercial real estate. To learn more about DHC, visit www.dhcreit.com.

Warning Concerning Forward-Looking Statements

This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Also, whenever DHC uses words such as “believe”, “expect”, “anticipate”, “intend”, “plan”, “estimate”, “will”, “may” and negatives or derivatives of these or similar expressions, it is making forward-looking statements. These forward-looking statements are based upon DHC’s present intent, beliefs or expectations, but forward-looking statements are not guaranteed to occur and may not occur. Actual results may differ materially from those contained in or implied by DHC’s forward-looking statements as a result of various factors. For example, the information regarding DHC’s SHOP segment results provided in this press release reflects certain preliminary estimates based on currently available information, and DHC’s final results upon completion of its quarterly financial close process and review may vary from these preliminary estimates, and as a result, the information provided herein may not provide a meaningful measure of DHC’s SHOP segment results as expected.

The information contained in DHC's periodic reports filed with the Securities and Exchange Commission, or the SEC, including under “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” or incorporated therein, also identifies important factors that could cause DHC's actual results to differ materially from those stated in or implied by DHC's forward-looking statements. DHC's filings with the SEC are available on the SEC's website at www.sec.gov.

You should not place undue reliance upon any forward-looking statements. Except as required by law, DHC does not intend to update or change any forward-looking statements as a result of new information, future events or otherwise.

A Maryland Real Estate Investment Trust with transferable shares of beneficial interest listed on the Nasdaq.
No shareholder, Trustee or officer is personally liable for any act or obligation of the Trust.

View source version on businesswire.com: https://www.businesswire.com/news/home/20240226193173/en/

Melissa McCarthy, Manager, Investor Relations

(617) 796-8234

Source: Diversified Healthcare Trust

FAQ

What was the January 2024 occupancy rate for DHC's SHOP segment?

The January 2024 occupancy rate for DHC's SHOP segment was 79.0%.

How did January 2024 revenue compare to December 2023 for DHC's SHOP segment?

In January 2024, revenue was $102.7 million, $3.9 million above December 2023.

What was the change in NOI for DHC's SHOP segment between January 2023 and January 2024?

The NOI in January 2024 was $7.3 million, 175.6% above January 2023.

What factors contributed to revenue increases for DHC's SHOP segment in January 2024?

Revenue increases were primarily due to higher monthly rates and care level increases at DHC's communities.

What caused operating expenses to decrease for DHC's SHOP segment in January 2024?

Operating expenses decreased due to lower repair and maintenance expenses and decreases in contract labor, partially offset by annual wage adjustments and hiring expenses.