CareTrust REIT Announces Fourth Quarter & Full Year 2024 Operating Results

SAN CLEMENTE, Calif.--(BUSINESS WIRE)--CareTrust REIT, Inc. (NYSE:CTRE) today reported operating results for the quarter and year ended December 31, 2024, as well as other recent events. For the quarter, CareTrust REIT reported: Investments of $696.5 million at an estimated stabilized yield of 9.9%; 15.9 million shares sold in a public offering of its common stock for gross proceeds of $507.8 million; Upsized its existing revolving credit line to $1.2 billion and extended maturity date to February 2029; 98.8% of contractual rent and interest collected; Net income of $52.1 million and net income per share of $0.29; Net Debt to Annualized Normalized Run Rate EBITDA of 0.5x; Normalized FFO of $72.9 million and normalized FFO per share of $0.40; Normalized FAD of $74.3 million and normalized FAD per share of $0.41; A quarterly dividend of $0.29 per share, representing a payout ratio of approximately 71% on normalized FAD; and Announced agency upgrade of its unsecured notes to investment grade. Since quarter end, CareTrust REIT reported: Investments totaling approximately $26.8 million at an estimated stabilized yield of 10.6%; Investment pipeline of approximately $325 million; Entered into a new $750.0 million ATM Program; and Cash on hand of approximately $205 million. CareTrust’s President and Chief Executive Officer, Dave Sedgwick, commented on the Company’s 2024 fourth quarter and full year results. "We finished a record year with a record quarter. Now all eyes are on 2025 and beyond.” Mr. Sedgwick continued, “We continue to position the company to build on the momentum of impactful growth with top-tier operators. Our balance sheet, access to capital, team, partnerships, and opportunities to grow and diversify the portfolio are all in a stronger position than they were twelve months ago.” Financial Results for Quarter and Year Ended December 31, 2024 Chief Financial Officer, Bill Wagner, reported that, for the fourth quarter, CareTrust reported net income of $52.1 million, or $0.29 per diluted weighted-average common share, normalized FFO of $72.9 million, or $0.40 per diluted weighted-average common share, and normalized FAD of $74.3 million, or $0.41 per diluted weighted-average common share. For the year ended December 31, 2024, CareTrust reported net income of $125.1 million, or $0.80 per diluted weighted-average common share, normalized FFO of $232.9 million, or $1.50 per diluted weighted-average common share, and normalized FAD of $238.8 million, or $1.54 per diluted weighted-average common share. Liquidity As of quarter end, CareTrust reported net debt-to-annualized normalized run rate EBITDA of 0.5x, which is below the Company's target leverage range of 4.0x to 5.0x, and a net debt-to-enterprise value of approximately 3.5%. Mr. Wagner stated that, as of today, the Company has no borrowings outstanding on its $1.2 billion revolving credit line, with no scheduled debt maturities prior to 2028. He also disclosed that CareTrust currently has approximately $205 million in cash on hand. During the fourth quarter of 2024, the Company sold 15.9 million shares in a public offering of its common stock at a price of $32.00 per share for gross proceeds of $507.8 million. As of February 12, 2025, the Company had $750.0 million available for future issuances under the ATM Program. "We have plenty of availability under both our ATM Program and revolving credit line which will allow us to fund a replenishing pipeline of accretive investment opportunities," said Mr. Wagner. Guidance The Company issued guidance for 2025, with Mr. Wagner projecting on a per-diluted weighted-average common share basis net income of approximately $1.35 to $1.39, normalized FFO of approximately $1.68 to $1.72, and normalized FAD of approximately $1.72 to $1.76. He noted that the 2025 guidance is based on a diluted weighted-average common share count of 187.5 million shares, and assumes the following: All investments year-to-date; No new investments; Dispositions made to date; Loan repayments made to date or expected to be made; No new dispositions; No new debt incurrences or new equity issuances; and Estimated 2.5% CPI-based rent escalators under CareTrust's long-term net leases. Dividend Maintained During the quarter, CareTrust declared a quarterly dividend of $0.29 per common share. On an annualized basis, the payout ratio was approximately 73% based on fourth quarter 2024 normalized FFO, and 71% based on fourth quarter 2024 normalized FAD. Conference Call A conference call will be held on Thursday, February 13, 2025, at 1:00 p.m. Eastern Time (10:00 a.m. Pacific Time), during which CareTrust’s management will discuss fourth quarter and full year 2024 results, recent developments and other matters. The toll-free dial-in number is 1 (800) 715-9871 or toll dial-in number is 1 (646) 307-1963 and the conference ID number is 2243604. To listen to the call online, or to view any financial or other statistical information required by SEC Regulation G, please visit the Investors section of the CareTrust REIT website at http://investor.caretrustreit.com. This call will be recorded, and will be available for replay via the website for 30 days following the call. About CareTrust™ CareTrust REIT, Inc. is a self-administered, publicly-traded real estate investment trust engaged in the ownership, acquisition, development and leasing of skilled nursing, seniors housing and other healthcare-related properties. With a nationwide portfolio of long-term net-leased properties, and a growing portfolio of quality operators leasing them, CareTrust REIT is pursuing both external and organic growth opportunities across the United States. More information about CareTrust REIT is available at www.caretrustreit.com. Safe Harbor Statement under the Private Securities Litigation Reform Act of 1995: This press release contains, and the related conference call will include, 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 the Company’s intent, belief or expectations, including, but not limited to, statements regarding the following: future financial and financing plans; strategies related to the Company's business and its portfolio, including acquisition opportunities and disposition plans; growth prospects; operating and financial performance; expectations regarding the making of distributions and payment of dividends; and the performance of the Company’s tenants and operators and their respective facilities. Words such as “anticipate,” “believe,” “could,” “expect,” “estimate,” “intend,” “may,” “plan,” “seek,” “should,” “will,” “would,” and similar expressions, or the negative of these terms, are intended to identify such forward-looking statements, though not all forward-looking statements contain these identifying words. The Company’s forward-looking statements are based on management’s current expectations and beliefs, and are subject to a number of risks and uncertainties that could lead to actual results differing materially from those projected, forecasted or expected. Although the Company believes that the assumptions underlying these forward-looking statements are reasonable, they are not guarantees and the Company can give no assurance that its expectations will be attained. Factors which could have a material adverse effect on the Company’s operations and future prospects or which could cause actual results to differ materially from expectations include, but are not limited to: (i) the ability and willingness of our tenants and borrowers to meet and/or perform their obligations under the agreements we have entered into with them, including without limitation, their respective obligations to indemnify, defend and hold us harmless from and against various claims, litigation and liabilities; (ii) the risk that we may have to incur additional impairment charges related to our assets held for sale if we are unable to sell such assets at the prices we expect; (iii) the impact of healthcare reform legislation, including minimum staffing level requirements, on the operating results and financial conditions of our tenants and borrowers; (iv) the ability of our tenants and borrowers to comply with applicable laws, rules and regulations in the operation of the properties we lease to them or finance; (v) the ability and willingness of our tenants to renew their leases with us upon their expiration, and the ability to reposition our properties on the same or better terms in the event of nonrenewal or in the event we replace an existing tenant, as well as any obligations, including indemnification obligations, we may incur in connection with the replacement of an existing tenant; (vi) the availability of and the ability to identify (a) tenants who meet our credit and operating standards, and (b) suitable acquisition opportunities and the ability to acquire and lease the respective properties to such tenants on favorable terms; (vii) the ability to generate sufficient cash flows to service our outstanding indebtedness; (viii) access to debt and equity capital markets; (ix) fluctuating interest rates; (x) the impact of public health crises, including significant COVID-19 outbreaks as well as other pandemics or epidemics; (xi) the ability to retain our key management personnel; (xii) the ability to maintain our status as a real estate investment trust (“REIT”); (xiii) changes in the U.S. tax law and other state, federal or local laws, whether or not specific to REITs; (xiv) other risks inherent in the real estate business, including potential liability relating to environmental matters and illiquidity of real estate investments; and (xv) any additional factors included in our Annual Report on Form 10-K for the year ended December 31, 2024, including in the section entitled “Risk Factors” in Item 1A of such report, as such risk factors may be amended, supplemented or superseded from time to time by other reports we file with the SEC. This press release and the related conference call provides information about the Company's financial results as of and for the quarter and year ended December 31, 2024 and is provided as of the date hereof, unless specifically stated otherwise. The Company expressly disclaims any obligation to update or revise any information in this press release or the related conference call (and replays thereof), including forward-looking statements, whether to reflect any change in the Company’s expectations, any change in events, conditions or circumstances, or otherwise. As used in this press release or the related conference call, unless the context requires otherwise, references to “CTRE,” "CareTrust," “CareTrust REIT” or the “Company” refer to CareTrust REIT, Inc. and its consolidated subsidiaries. GAAP refers to generally accepted accounting principles in the United States of America. CARETRUST REIT, INC. CONSOLIDATED INCOME STATEMENTS (in thousands, except per share data) For the Three Months Ended December 31, For the Twelve Months Ended December 31, 2024 2023 2024 2023 (Unaudited) Revenues: Rental income $ 62,199 $ 53,473 $ 228,261 $ 198,599 Interest income from financing receivable 1,009 — 1,009 — Interest income from other real estate related investments and other income 23,736 6,261 67,016 19,171 Total revenues 86,944 59,734 296,286 217,770 Expenses: Depreciation and amortization 15,514 13,211 56,831 51,199 Interest expense 5,122 8,266 30,310 40,883 Property taxes 1,946 1,733 7,838 6,170 Impairment of real estate investments 5,353 4,791 42,225 36,301 Transaction costs 1,326 — 1,326 — Provision for loan losses, net 4,900 — 4,900 — Property operating expenses 1,322 563 5,714 3,423 General and administrative 9,286 6,507 28,923 21,805 Total expenses 44,769 35,071 178,067 159,781 Other income (loss): Loss on extinguishment of debt — — (657 ) — Gain (loss) on sale of real estate, net 46 260 (2,208 ) 2,218 Unrealized gain (loss) on other real estate related investments, net 9,734 1,371 9,045 (6,485 ) Total other income (loss) 9,780 1,631 6,180 (4,267 ) Net income 51,955 26,294 124,399 53,722 Net loss attributable to noncontrolling interests (180 ) (2 ) (681 ) (13 ) Net income attributable to CareTrust REIT, Inc. $ 52,135 $ 26,296 $ 125,080 $ 53,735 Earnings per common share attributable to CareTrust REIT, Inc.: Basic $ 0.29 $ 0.22 $ 0.81 $ 0.50 Diluted $ 0.29 $ 0.22 $ 0.80 $ 0.50 Weighted-average number of common shares: Basic 181,645 121,411 154,795 105,956 Diluted 182,013 121,684 155,167 106,152 Dividends declared per common share $ 0.29 $ 0.28 $ 1.16 $ 1.12 CARETRUST REIT, INC. RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (in thousands) (Unaudited) Three Months Ended December 31, Twelve Months Ended December 31, 2024 2023 2024 2023 Net income attributable to CareTrust REIT, Inc. $ 52,135 $ 26,296 $ 125,080 $ 53,735 Depreciation and amortization 15,514 13,211 56,831 51,199 Noncontrolling interests' share of real estate related depreciation and amortization (837 ) — (837 ) — Interest expense[1] 4,768 8,266 29,025 40,883 Amortization of stock-based compensation 1,461 1,774 6,130 5,153 EBITDA attributable to CareTrust REIT, Inc. 73,041 49,547 216,229 150,970 Write-off of deferred financing costs 354 — 354 — Impairment of real estate investments 5,353 4,791 42,225 36,301 Provision for loan losses, net 4,900 — 4,900 — Property operating expenses 1,665 714 6,891 4,095 (Gain) loss on sale of real estate, net (46 ) (260 ) 2,208 (2,218 ) Non-routine transaction costs 1,326 — 1,326 — Loss on extinguishment of debt — — 657 — Extraordinary incentive plan payment 2,313 — 2,313 — Unrealized (gain) loss on other real estate related investments, net (9,734 ) (1,371 ) (9,045 ) 6,485 Normalized EBITDA attributable to CareTrust REIT, Inc. 79,172 53,421 $ 268,058 $ 195,633 Full impact of quarterly investments[2] 11,027 48 Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. $ 90,199 $ 53,469 NET DEBT TO ANNUALIZED NORMALIZED RUN RATE EBITDA RECONCILIATION (in thousands) (Unaudited) Three Months Ended December 31, 2024 2023 Total debt $ 400,000 $ 600,000 Cash, cash equivalents (213,822 ) (294,448 ) Net Debt $ 186,178 $ 305,552 Annualized Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.[3] $ 360,796 $ 213,876 Net Debt to Annualized Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. 0.5x 1.4x [1] Interest Expense excludes the effect of the $75.0 million participation interest outstanding during a portion of 2024 and the write-off of deferred financing fees. [2] Quarterly adjustments give effect to the investments completed and loans receivable pay downs during the three months ended for the respective period as though such investments and pay downs were completed as of the beginning of the period. [3] Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter multiplied by four (4). CARETRUST REIT, INC. RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued) (in thousands) (Unaudited) Three Months Ended December 31, Twelve Months Ended December 31, 2024 2023 2024 2023 Net income attributable to CareTrust REIT, Inc. $ 52,135 $ 26,296 $ 125,080 $ 53,735 Real estate related depreciation and amortization 15,507 13,206 56,804 51,179 Noncontrolling interests' share of real estate related depreciation and amortization (837 ) — (837 ) — Impairment of real estate investments 5,353 4,791 42,225 36,301 (Gain) loss on sale of real estate, net (46 ) (260 ) 2,208 (2,218 ) Funds from Operations (FFO) attributable to CareTrust REIT, Inc. 72,112 44,033 225,480 138,997 Write-off of deferred financing costs 354 — 354 — Provision for loan losses, net 4,900 — 4,900 — Property operating expenses 1,665 714 6,891 4,095 Non-routine transaction costs 1,326 — 1,326 — Loss on extinguishment of debt — — 657 — Extraordinary incentive plan payment 2,313 — 2,313 — Unrealized (gain) loss on other real estate related investments, net (9,734 ) (1,371 ) (9,045 ) 6,485 Normalized FFO attributable to CareTrust REIT, Inc. $ 72,936 $ 43,376 $ 232,876 $ 149,577 CARETRUST REIT, INC. RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued) (in thousands, except per share data) (Unaudited) Three Months Ended December 31, Twelve Months Ended December 31, 2024 2023 2024 2023 Net income attributable to CareTrust REIT, Inc. $ 52,135 $ 26,296 $ 125,080 $ 53,735 Real estate related depreciation and amortization 15,507 13,206 56,804 51,179 Noncontrolling interests' share of real estate related depreciation and amortization (837 ) — (837 ) — Amortization of deferred financing fees 619 610 2,461 2,436 Amortization of stock-based compensation 1,461 1,774 6,130 5,153 Straight-line rental income 7 8 28 29 Amortization of lease incentives 13 — 22 — Noncontrolling interests' share of amortization of lease incentives (6 ) — (6 ) — Amortization of below market leases (926 ) (384 ) (2,885 ) (384 ) Noncontrolling interests' share of amortization of below market leases 463 — 463 — Non-cash revenues and expenses (281 ) — (281 ) — Impairment of real estate investments 5,353 4,791 42,225 36,301 (Gain) loss on sale of real estate, net (46 ) (260 ) 2,208 (2,218 ) Funds Available for Distribution (FAD) attributable to CareTrust REIT, Inc. 73,462 46,041 231,412 146,231 Write-off of deferred financing costs 354 — 354 — Provision for loan losses, net 4,900 — 4,900 — Property operating expenses 1,665 714 6,891 4,095 Non-routine transaction costs 1,326 — 1,326 — Loss on extinguishment of debt — — 657 — Extraordinary incentive plan payment 2,313 — 2,313 — Unrealized (gain) loss on other real estate related investments, net (9,734 ) (1,371 ) (9,045 ) 6,485 Normalized FAD attributable to CareTrust REIT, Inc. $ 74,286 $ 45,384 $ 238,808 $ 156,811 FFO per share attributable to CareTrust REIT, Inc. $ 0.40 $ 0.36 $ 1.45 $ 1.31 Normalized FFO per share attributable to CareTrust REIT, Inc. $ 0.40 $ 0.36 $ 1.50 $ 1.41 FAD per share attributable to CareTrust REIT, Inc. $ 0.40 $ 0.38 $ 1.49 $ 1.38 Normalized FAD per share attributable to CareTrust REIT, Inc. $ 0.41 $ 0.37 $ 1.54 $ 1.48 Diluted weighted average shares outstanding [1] 182,222 121,854 155,325 106,264 [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. CARETRUST REIT, INC. CONSOLIDATED INCOME STATEMENTS - 5 QUARTER TREND (in thousands, except per share data) (Unaudited) Quarter Quarter Quarter Quarter Quarter Ended Ended Ended Ended Ended December 31, 2023 March 31, 2024 June 30, 2024 September 30, 2024 December 31, 2024 Revenues: Rental income $ 53,473 $ 53,502 $ 55,407 $ 57,153 $ 62,199 Interest income from financing receivable — — — — 1,009 Interest income from other real estate related investments and other income 6,261 9,568 13,484 20,228 23,736 Total revenues 59,734 63,070 68,891 77,381 86,944 Expenses: Depreciation and amortization 13,211 13,448 13,860 14,009 15,514 Interest expense 8,266 8,228 8,679 8,281 5,122 Property taxes 1,733 1,801 1,976 2,115 1,946 Impairment of real estate investments 4,791 2,744 25,711 8,417 5,353 Transaction costs — — — — 1,326 Provision for loan losses, net — — — — 4,900 Property operating expenses 563 660 255 3,477 1,322 General and administrative 6,507 6,838 6,136 6,663 9,286 Total expenses 35,071 33,719 56,617 42,962 44,769 Other income (loss): Loss on extinguishment of debt — — — (657) — Gain (loss) on sale of real estate, net 260 11 21 (2,286) 46 Unrealized gain (loss) on other real estate related investments, net 1,371 (612) (1,877) 1,800 9,734 Total other income (loss) 1,631 (601) (1,856) (1,143) 9,780 Net income 26,294 28,750 10,418 33,276 51,955 Net (loss) income attributable to noncontrolling interests (2) 4 (340) (165) (180) Net income attributable to CareTrust REIT, Inc. $ 26,296 $ 28,746 $ 10,758 $ 33,441 $ 52,135 Diluted earnings per share attributable to CareTrust REIT, Inc. $ 0.22 $ 0.22 $ 0.07 $ 0.21 $ 0.29 Diluted weighted average shares outstanding 121,684 133,202 145,258 159,850 182,013 CARETRUST REIT, INC. RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND (in thousands) (Unaudited) Quarter Quarter Quarter Quarter Quarter Ended Ended Ended Ended Ended December 31, 2023 March 31, 2024 June 30, 2024 September 30, 2024 December 31, 2024 Net income attributable to CareTrust REIT, Inc. $ 26,296 $ 28,746 $ 10,758 $ 33,441 $ 52,135 Depreciation and amortization 13,211 13,448 13,860 14,009 15,514 Noncontrolling interests' share of real estate related depreciation and amortization — — — — (837 ) Interest expense 8,266 8,228 8,222 7,807 4,768 Amortization of stock-based compensation 1,774 2,120 1,406 1,143 1,461 EBITDA attributable to CareTrust REIT, Inc. 49,547 52,542 34,246 56,400 73,041 Write-off of deferred financing costs — — — — 354 Impairment of real estate investments 4,791 2,744 25,711 8,417 5,353 Provision for loan losses, net — — — — 4,900 Property operating expenses 714 972 361 3,893 1,665 (Gain) loss on sale of real estate, net (260 ) (11 ) (21 ) 2,286 (46 ) Loss on extinguishment of debt — — — 657 — Non-routine transaction costs — — — — 1,326 Extraordinary incentive plan payment — — — — 2,313 Unrealized (gain) loss on other real estate related investments, net (1,371 ) 612 1,877 (1,800 ) (9,734 ) Normalized EBITDA attributable to CareTrust REIT, Inc. $ 53,421 $ 56,859 $ 62,174 $ 69,853 $ 79,172 Net income attributable to CareTrust REIT, Inc. $ 26,296 $ 28,746 $ 10,758 $ 33,441 $ 52,135 Real estate related depreciation and amortization 13,206 13,442 13,853 14,002 15,507 Noncontrolling interests' share of real estate related depreciation and amortization — — — — (837 ) Impairment of real estate investments 4,791 2,744 25,711 8,417 5,353 (Gain) loss on sale of real estate, net (260 ) (11 ) (21 ) 2,286 (46 ) Funds from Operations (FFO) attributable to CareTrust REIT, Inc. 44,033 44,921 50,301 58,146 72,112 Write-off of deferred financing costs — — — — 354 Provision for loan losses, net — — — — 4,900 Property operating expenses 714 972 361 3,893 1,665 Non-routine transaction costs — — — — 1,326 Loss on extinguishment of debt — — — 657 — Extraordinary incentive plan payment — — — — 2,313 Unrealized (gain) loss on other real estate related investments, net (1,371 ) 612 1,877 (1,800 ) (9,734 ) Normalized FFO attributable to CareTrust REIT, Inc. $ 43,376 $ 46,505 $ 52,539 $ 60,896 $ 72,936 CARETRUST REIT, INC. RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND (continued) (in thousands, except per share data) (Unaudited) Quarter Quarter Quarter Quarter Quarter Ended Ended Ended Ended Ended December 31, 2023 March 31, 2024 June 30, 2024 September 30, 2024 December 31, 2024 Net income attributable to CareTrust REIT, Inc. $ 26,296 $ 28,746 $ 10,758 $ 33,441 $ 52,135 Real estate related depreciation and amortization 13,206 13,442 13,853 14,002 15,507 Noncontrolling interests' share of real estate related depreciation and amortization — — — — (837 ) Amortization of deferred financing fees 610 614 614 614 619 Amortization of stock-based compensation 1,774 2,120 1,406 1,143 1,461 Straight-line rental income 8 7 7 7 7 Amortization of lease incentives — — 4 5 13 Noncontrolling interests' share of amortization of lease incentives — — — — (6 ) Amortization of below market leases (384 ) (575 ) (575 ) (809 ) (926 ) Noncontrolling interests' share of amortization of below market leases — — — — 463 Non-cash revenues and expenses — — — — (281 ) Impairment of real estate investments 4,791 2,744 25,711 8,417 5,353 (Gain) loss on sale of real estate, net (260 ) (11 ) (21 ) 2,286 (46 ) Funds Available for Distribution (FAD) attributable to CareTrust REIT, Inc. 46,041 47,087 51,757 59,106 73,462 Write-off of deferred financing costs — — — — 354 Provision for loan losses, net — — — — 4,900 Property operating expenses 714 972 361 3,893 1,665 Non-routine transaction costs — — — — 1,326 Loss on extinguishment of debt — — — 657 — Extraordinary incentive plan payment — — — — 2,313 Unrealized (gain) loss on other real estate related investments, net (1,371 ) 612 1,877 (1,800 ) (9,734 ) Normalized FAD attributable to CareTrust REIT, Inc. $ 45,384 $ 48,671 $ 53,995 $ 61,856 $ 74,286 FFO per share attributable to CareTrust REIT, Inc. $ 0.36 $ 0.34 $ 0.35 $ 0.36 $ 0.40 Normalized FFO per share attributable to CareTrust REIT, Inc. $ 0.36 $ 0.35 $ 0.36 $ 0.38 $ 0.40 FAD per share attributable to CareTrust REIT, Inc. $ 0.38 $ 0.35 $ 0.36 $ 0.37 $ 0.40 Normalized FAD per share attributable to CareTrust REIT, Inc. $ 0.37 $ 0.37 $ 0.37 $ 0.39 $ 0.41 Diluted weighted average shares outstanding [1] 121,854 133,328 145,380 160,025 182,222 [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. CARETRUST REIT, INC. CONSOLIDATED BALANCE SHEETS (in thousands) December 31, 2024 December 31, 2023 Assets: Real estate investments, net $ 2,226,740 $ 1,567,119 Financing receivable, at fair value (including accrued interest of $281 as of December 31, 2024) 96,004 — Other real estate related investments (including accrued interest of $4,725 and $1,727 as of December 31, 2024 and 2023, respectively) 795,203 180,368 Assets held for sale, net 57,261 15,011 Cash and cash equivalents 213,822 294,448 Accounts and other receivables 1,174 395 Prepaid expenses and other assets, net 35,608 23,337 Deferred financing costs, net 11,204 4,160 Total assets $ 3,437,016 $ 2,084,838 Liabilities and Equity: Senior unsecured notes payable, net $ 396,927 $ 396,039 Senior unsecured term loan, net — 199,559 Accounts payable, accrued liabilities and deferred rent liabilities 56,318 33,992 Dividends payable 54,388 36,531 Total liabilities 507,633 666,121 Redeemable noncontrolling interest 18,243 — Equity: Common stock 1,870 1,300 Additional paid-in capital 3,439,117 1,883,147 Cumulative distributions in excess of earnings (532,570 ) (467,628 ) Total stockholders' equity 2,908,417 1,416,819 Noncontrolling interests 2,723 1,898 Total equity 2,911,140 1,418,717 Total liabilities and equity $ 3,437,016 $ 2,084,838 CARETRUST REIT, INC. CONSOLIDATED STATEMENTS OF CASH FLOWS (in thousands) For the Twelve Months Ended December 31, 2024 2023 Cash flows from operating activities: Net income $ 124,399 $ 53,722 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization (including below-market ground leases) 56,932 51,257 Amortization of deferred financing costs 2,816 2,436 Loss on extinguishment of debt 282 — Unrealized (gain) loss on other real estate related investments, net (9,045 ) 6,485 Amortization of stock-based compensation 6,130 5,153 Straight-line rental income 28 29 Amortization of lease incentives 22 — Amortization of below market leases (2,885 ) (384 ) Noncash interest income (3,279 ) (407 ) Loss (gain) on sale of real estate, net 2,208 (2,218 ) Impairment of real estate investments 42,225 36,301 Provision for loan losses, net 4,900 — Change in operating assets and liabilities: Accounts and other receivables (808 ) (9 ) Prepaid expenses and other assets, net (3,719 ) (21 ) Accounts payable, accrued liabilities and deferred rent liabilities 24,045 2,423 Net cash provided by operating activities 244,251 154,767 Cash flows from investing activities: Acquisitions of real estate, net of deposits applied (812,002 ) (233,776 ) Purchases of equipment, furniture and fixtures and improvements to real estate (8,054 ) (10,976 ) Investment in real estate related investments and other loans receivable (559,188 ) (60,319 ) Preferred equity investments (52,000 ) (1,782 ) Investment in financing receivable (95,723 ) — Principal payments received on real estate related investments and other loans receivable 4,512 26,525 Escrow deposits for potential acquisitions of real estate (5,167 ) (3,800 ) Net proceeds from sales of real estate 13,939 16,313 Net cash used in investing activities (1,513,683 ) (267,815 ) Cash flows from financing activities: Proceeds from the issuance of common stock, net 1,552,894 634,446 Proceeds from the secured borrowing 75,000 — Borrowings under unsecured revolving credit facility — 185,000 Payments on unsecured revolving credit facility — (310,000 ) Payments on senior unsecured term loan (200,000 ) — Payment on secured borrowing (75,000 ) — Payments on extinguishment of debt and deferred financing costs (9,188 ) (68 ) Net-settle adjustment on restricted stock (2,484 ) (1,479 ) Dividends paid on common stock (172,165 ) (115,492 ) Contributions from noncontrolling interests 19,818 1,952 Distributions to noncontrolling interests (69 ) (41 ) Net cash provided by financing activities 1,188,806 394,318 Net (decrease) increase in cash and cash equivalents (80,626 ) 281,270 Cash and cash equivalents as of the beginning of period 294,448 13,178 Cash and cash equivalents as of the end of period $ 213,822 $ 294,448 CARETRUST REIT, INC. DEBT SUMMARY (dollars in thousands) (Unaudited) December 31, 2024 Interest Maturity % of Deferred Net Carrying Debt Rate Date Principal Principal Loan Costs Value Fixed Rate Debt Senior unsecured notes payable 3.875 % 2028 $ 400,000 100.0 % $ (3,073 ) $ 396,927 Floating Rate Debt Unsecured revolving credit facility — % [1] 2029 [2] — — % — [3] — Total Debt 3.875 % $ 400,000 100.0 % $ (3,073 ) $ 396,927 [1] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. [2] Maturity date does not assume exercise of two 6-month extension options. [3] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. CARETRUST REIT, INC. RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (shares in thousands) (Unaudited) 2025 Guidance Full Year 2025 Guidance[1] Low High Net income attributable to CareTrust REIT, Inc. $ 1.35 $ 1.39 Real estate related depreciation and amortization 0.38 0.38 Noncontrolling interests' share of real estate related depreciation and amortization (0.05 ) (0.05 ) (Gain) loss on sale of real estate (0.02 ) (0.02 ) Funds from Operations (FFO) attributable to CareTrust REIT, Inc. 1.66 1.70 Amortization of extraordinary stock grants 0.02 0.02 Normalized FFO attributable to CareTrust REIT, Inc. $ 1.68 $ 1.72 Net income attributable to CareTrust REIT, Inc. $ 1.35 $ 1.39 Real estate related depreciation and amortization 0.38 0.38 Noncontrolling interests' share of real estate related depreciation and amortization (0.05 ) (0.05 ) Amortization of deferred financing fees 0.02 0.02 Amortization of stock-based compensation 0.04 0.04 Amortization of extraordinary stock grants 0.02 0.02 Straight-line rental income — — Amortization of below market leases (0.02 ) (0.02 ) Noncontrolling interests' share of amortization of below market leases 0.01 0.01 Noncash revenues related to financing receivable (0.01 ) (0.01 ) Amortization of lease incentives — — Noncontrolling interests' share of amortization of lease incentives — — (Gain) loss on sale of real estate (0.02 ) (0.02 ) Funds Available for Distribution (FAD) attributable to CareTrust REIT, Inc. 1.72 1.76 Normalized FAD attributable to CareTrust REIT, Inc. $ 1.72 $ 1.76 Weighted average shares outstanding: Diluted 187,518 187,518 [1]This guidance assumes and includes (i) all investments, dispositions and expected loan repayments made to date or expected to be made, (ii) no new investments, dispositions, new loans or loan repayments, (iii) no new debt incurrences or new equity issuances, and (iv) estimated 2.5% CPI-based rent escalators under CareTrust's long-term net leases. Non-GAAP Financial Measures EBITDA attributable to CareTrust REIT, Inc. represents net income (loss) attributable to CareTrust REIT, Inc. before interest expense (including amortization of deferred financing costs), amortization of stock-based compensation, and depreciation and amortization. Normalized EBITDA attributable to CareTrust REIT, Inc. represents EBITDA attributable to CareTrust REIT, Inc. as further adjusted to eliminate the impact of certain items that the Company does not consider indicative of core operating performance, such as recovery of previously reversed rent, lease termination revenue, property operating expenses, gains or losses from dispositions of real estate, real estate impairment charges, provision for loan losses, non-routine transaction costs, loss on extinguishment of debt, extraordinary incentive plan payment, write-off of deferred financing costs, unrealized loss on other real estate related investments and provision for doubtful accounts and lease restructuring, as applicable. EBITDA attributable to CareTrust REIT, Inc. and Normalized EBITDA attributable to CareTrust REIT, Inc. do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. EBITDA attributable to CareTrust REIT, Inc. and Normalized EBITDA attributable to CareTrust REIT, Inc. do not purport to be indicative of cash available to fund future cash requirements, including the Company’s ability to fund capital expenditures or make payments on its indebtedness. Further, the Company’s computation of EBITDA and Normalized EBITDA may not be comparable to EBITDA and Normalized EBITDA reported by other REITs. Funds from Operations (“FFO”), as defined by the National Association of Real Estate Investment Trusts (“Nareit”), and Funds Available for Distribution (“FAD”) are important non-GAAP supplemental measures of operating performance for a REIT. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation except on land, such accounting presentation implies that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a REIT that uses historical cost accounting for depreciation could be less informative. Thus, Nareit created FFO as a supplemental measure of operating performance for REITs that excludes historical cost depreciation and amortization, among other items, from net income, as defined by GAAP. FFO is defined by Nareit as net income computed in accordance with GAAP, excluding gains or losses from dispositions of real estate investments, real estate related depreciation and amortization and real estate impairment charges, adjustments for the share of consolidated joint ventures, and adjustments for unconsolidated partnerships and joint ventures. Noncontrolling interests' pro rata share information is prepared by applying noncontrolling interests' actual ownership percentage for the period and is intended to reflect noncontrolling interests' proportionate economic interest in the financial position and operating results of properties in our portfolio. The Company computes FFO attributable to CareTrust REIT, Inc. in accordance with Nareit’s definition. FAD attributable to CareTrust REIT, Inc. is defined as FFO attributable to CareTrust REIT, Inc. excluding noncash income and expenses, such as amortization of stock-based compensation, amortization of deferred financing fees, amortization of above and below market intangibles, amortization of lease incentives, the effects of straight-line rent and adjustments for the share of consolidated joint ventures. The Company considers FAD attributable to CareTrust REIT, Inc. to be a useful supplemental measure to evaluate the Company’s operating results excluding these income and expense items to help investors, analysts and other interested parties compare the operating performance of the Company between periods or as compared to other companies on a more consistent basis. In addition, the Company reports Normalized FFO attributable to CareTrust REIT, Inc. and Normalized FAD attributable to CareTrust REIT, Inc., which adjust FFO and FAD for certain revenue and expense items that the Company does not believe are indicative of its ongoing operating results, such as write-off of deferred financing costs, provision for loan losses, non-routine transaction costs, provision for doubtful accounts and lease restructuring, loss on extinguishment of debt, extraordinary incentive plan payment, unrealized loss on other real estate related investments, recovery of previously reversed rent, lease termination revenue and property operating expenses. By excluding these items, investors, analysts and our management can compare Normalized FFO and Normalized FAD between periods more consistently. While FFO, Normalized FFO, FAD and Normalized FAD are relevant and widely-used measures of operating performance among REITs, they do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. FFO, Normalized FFO, FAD and Normalized FAD do not purport to be indicative of cash available to fund future cash requirements. Further, the Company’s computation of FFO, Normalized FFO, FAD and Normalized FAD may not be comparable to FFO, Normalized FFO, FAD and Normalized FAD reported by other REITs that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define FAD differently than the Company does. The Company also discloses Net Debt to Annualized Normalized Run Rate EBITDA, which compares the Company’s Net Debt as of the last day of the quarter to the Annualized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter. Net Debt is defined as the Company’s Total Debt as of the last day of the specified quarter adjusted to exclude the Company’s cash, cash equivalents, restricted cash and escrow deposits on acquisition of real estate as of such date as well as the net proceeds from the expected settlement of shares sold under equity forward contracts through the Company’s ATM Program that are outstanding as of such date. Normalized Run Rate EBITDA represents Normalized EBITDA, adjusted to give effect to the investments completed during the three months ended for the respective period as though such investments were completed as of the beginning of the period. Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the specified quarter multiplied by four. The Company believes that net income attributable to CareTrust REIT, Inc., as defined by GAAP, is the most appropriate earnings measure. The Company also believes that the use of EBITDA, Normalized EBITDA, FFO, Normalized FFO, FAD and Normalized FAD, combined with the required GAAP presentations, improves the understanding of operating results of REITs among investors and makes comparisons of operating results among such companies more meaningful. The Company considers EBITDA and Normalized EBITDA, in each case attributable to CareTrust REIT, Inc., useful in understanding the Company’s operating results independent of its capital structure, indebtedness and other charges that are not indicative of its ongoing results, thereby allowing for a more meaningful comparison of operating performance between periods and against other REITs. The Company considers FFO, Normalized FFO, FAD and Normalized FAD, in each case attributable to CareTrust REIT, Inc., to be useful measures for reviewing comparative operating and financial performance because, by excluding gains or losses from real estate dispositions, impairment charges and real estate related depreciation and amortization, and, for FAD and Normalized FAD, by excluding noncash income and expenses such as amortization of stock-based compensation, amortization of deferred financing fees, and the effects of straight-line rent, FFO, Normalized FFO, FAD and Normalized FAD can help investors compare the Company’s operating performance between periods and to other REITs. The Company believes that the disclosure of Net Debt to Annualized Normalized Run Rate EBITDA provides a useful measure to investors to evaluate the credit strength of the Company and its ability to service its debt obligations and to compare the Company’s credit strength to prior reporting periods and to other companies without the effect of charges that are not indicative of the Company’s ongoing performance or that could obscure the Company’s actual credit quality and after considering the effect of investments occurring during the period.

CareTrust REIT Announces Fourth Quarter & Full Year 2024 Operating Results

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