Universal Health Realty Income Trust Reports Financial Results for Three and Six Months Ended June 30, 2012

After giving effect to the $129,000, or $.01 per diluted share, of transaction costs recorded during the second quarter of 2012, and as reflected on the attached Schedule of Non-GAAP Supplemental Information ("Supplemental Schedule"), our adjusted net income decreased $1.1 million, or $.09 per diluted share, during the second quarter of 2012 as compared to the comparable quarter of 2011, as follows:

• a decrease of $1.6 million resulting from the increased depreciation and amortization expense incurred during the second quarter of 2012 resulting from the fair value recognition of the assets and liabilities related to eleven limited liability companies ("LLCs") of which we purchased the third-party minority ownership interests during the fourth quarter of 2011, as discussed below in Consolidation of LLCs;
• a decrease of approximately $800,000 resulting from an increase in interest expense due primarily to an increase in the average borrowing rate and average outstanding borrowings pursuant to our revolving credit facility and the interest expense incurred on approximately $29 million of third-party debt assumed as part of acquisitions completed during the fourth quarter of 2011 and the first quarter of 2012 (this increase in interest expense excludes approximately $800,000 of interest expense recorded during the second quarter of 2012 resulting from the consolidation of the previously unconsolidated LLCs of which we purchased the third-party minority ownership interests, as discussed below in Consolidation of LLCs);
• an increase of approximately $700,000 from the increased income (before interest expense) generated during the second quarter of 2012 at five MOBs and clinics acquired during 2011 and the first quarter of 2012, and;
• an increase of approximately $600,000 in other combined net favorable changes resulting primarily from the increased income generated at a number of our properties.             

As calculated on the Supplemental Schedule, our adjusted funds from operations increased approximately 6% to $8.4 million, or $.66 per diluted share, during the second quarter of 2012, as compared to $7.9 million, or $.63 per diluted share, during the second quarter of 2011. The increase of approximately $500,000 in adjusted funds from operations during the second quarter of 2012, as compared to the comparable quarter of 2011, was attributable to a $1.6 million increase in the add-back of depreciation and amortization expense, partially offset by the $1.1 million decrease in adjusted net income, as discussed above.  The increase in the depreciation and amortization expense during the second quarter of 2012 resulted primarily from the above-mentioned fair value recognition of the assets and liabilities related to eleven LLCs of which we purchased the third-party minority ownership interests during the fourth quarter of 2011.  

Consolidated Results of Operations, Six-Month Periods Ended June 30, 2012 and 2011:

For the six-month period ended June 30, 2012, reported net income was $12.0 million, or $.95 per diluted share, as compared to $7.8 million, or $.62 per diluted share, during the six-month period ended June 30, 2011.

As indicated on the attached Supplemental Schedule, included in our reported net income during the six-month period ended June 30, 2012, was a net favorable impact of $6.7 million, or $.53 per diluted share, consisting of the following:

• a gain of $7.4 million recorded in connection with the divestiture of a medical office building during the first quarter by an LLC in which we previously held a non-controlling, 95% ownership interest, and;
• transaction costs of $649,000 incurred primarily in connection with the acquisition (in January, 2012) of the PeaceHealth Medical Clinic located in Bellingham, Washington, as discussed below.

After giving effect to the above-mentioned adjustments (as reflected on the Supplemental Schedule), our adjusted net income decreased $2.6 million, or $.20 per diluted share, during the first six months of 2012 as compared to the comparable period of 2011.  The decrease was due to:

• a decrease of $3.3 million resulting from the increased depreciation and amortization expense incurred during the first six months of 2012 resulting from the fair value recognition of the assets and liabilities related to eleven LLCs, as discussed below in Consolidation of LLCs;
• a decrease of approximately $1.5 million resulting from an increase in interest expense due primarily to an increase the average borrowing rate and average outstanding borrowings pursuant to our revolving credit facility and the interest expense incurred on approximately $29 million of third-party debt assumed as part of acquisitions completed during the fourth quarter of 2011 and the first quarter of 2012 (this increase in interest expense excludes approximately $1.7 million of interest expense recorded during the first six months of 2012 resulting from the consolidation of the previously unconsolidated LLCs of which we purchased the third-party minority ownership interests, as discussed below in Consolidation of LLCs);
• an increase of approximately $1.3 million from the increased income (before interest expense) generated during the first six months of 2012 at five MOBs and clinics acquired during 2011 and the first quarter of 2012, and;
• an increase of approximately $900,000 in other combined net favorable changes resulting primarily from the increased income generated at a number of our properties.             

As calculated on the Supplemental Schedule, our adjusted funds from operations increased approximately 5% to $17.1 million, or $1.35 per diluted share, during the first six months of 2012, as compared to $16.2 million, or $1.28 per diluted share, during the comparable period of 2011. The increase of approximately $900,000 in adjusted funds from operations during the first six months of 2012, as compared to the comparable period of 2011, was attributable to a $3.4 million increase in the add-back of depreciation and amortization expense, partially offset by the $2.6 million decrease in adjusted net income, as discussed above.  The increase in the depreciation and amortization expense during the first six months of 2012 resulted primarily from the above-mentioned fair value recognition of the assets and liabilities related to eleven LLCs of which we purchased the third-party minority ownership interests during the fourth quarter of 2011.       

Dividend Information:
The second quarter dividend of $.615 per share was paid on June 29, 2012.

Capital Resources Information:
At June 30, 2012, we had $81.2 million of borrowings outstanding under our $150 million revolving credit agreement and $56.8 million of available borrowing capacity, net of outstanding borrowings and letters of credit.

At June 30, 2012, we had $25.9 million of gross proceeds remaining for issuance pursuant to our $50 million at-the-market equity issuance program. There were no shares issued pursuant to the program during the first six months of 2012.   

Acquisition and Divestiture Activity:
During the first six months of 2012, we completed the following previously disclosed transactions:

• In January, 2012, we purchased, as part of a planned, like-kind exchange transaction pursuant to Section 1031 of the Internal Revenue Code, the PeaceHealth Medical Clinic, a single-tenant medical office building consisting of approximately 99,000 rentable square feet, located in Bellingham, Washington. The property was purchased for approximately $30.4 million, including the assumption of approximately $22.4 million of third-party financing.

• In February, 2012, Canyon Healthcare Properties, an LLC in which we owned a 95% non-controlling ownership interest, completed the divestiture of the Canyon Springs Medical Plaza. The divestiture by this LLC generated approximately $8.1 million of cash proceeds to us, net of the buyer's assumption of the property's third-party mortgage, closing costs and the minority members' share of the proceeds.  This divestiture resulted in a gain of $7.4 million which is included in our financial results during the first six months of 2012. 

Consolidation of LLCs:
As mentioned above, in December, 2011, we purchased the third-party minority ownership interests in eleven LLCs of which we previously held non-controlling, majority ownership interests ranging from 85% to 99%.  As a result, we now own 100% of each of these entities and began recording their financial results in our financial statements on a consolidated basis. Prior to December, 2011, the financial results of these LLCs were included in our financial statements on an unconsolidated basis under the equity method of accounting. Other than no longer providing for the third-party's share of the operating results of these entities, there was no material impact to our net income as a result of the consolidation of these entities. 

Reflected below are the aggregate operating results for these entities for the three and six-month periods ended June 30, 2012 (amounts in thousands). As noted above, included in the depreciation and amortization expense for the three and six-month periods ended June 30, 2012, was $1.6 million and $3.3 million, respectively, of additional expense resulting from the fair value recognition of the assets and liabilities related to these LLCs at the time of our purchase of the third-party minority ownership interests.

General Information, Forward-Looking Statements and Risk Factors and Non-GAAP Financial Measures
Universal Health Realty Income Trust, a real estate investment trust, invests in healthcare and human service related facilities including acute care hospitals, behavioral healthcare facilities, rehabilitation hospitals, sub-acute care facilities, surgery centers, childcare centers and medical office buildings.  We have investments in fifty-four properties located in fifteen states.

This press release contains forward-looking statements based on current management expectations.  Numerous factors, including those disclosed herein, those related to healthcare and healthcare real estate industry trends and those detailed in our filings with the Securities and Exchange Commission (as set forth in Item 1A-Risk Factors and in Item 7-Forward-Looking Statements and Risk Factors in our Form 10-K for the year ended December 31, 2011 and in Item 2-Forward-Looking Statements and Risk Factors in our Form 10-Q for the quarterly period ended March 31, 2012), may cause the results to differ materially from those anticipated in the forward-looking statements.  Many of the factors that will determine our future results are beyond our capability to control or predict.  These statements are subject to risks and uncertainties and therefore actual results may differ materially. Readers should not place undue reliance on such forward-looking statements which reflect management's view only as of the date hereof.  We undertake no obligation to revise or update any forward-looking statements, or to make any other forward-looking statements, whether as a result of new information, future events or otherwise.

Funds from operations ("FFO") is a widely recognized measure of performance for Real Estate Investment Trusts ("REITs"). We believe that FFO and FFO per diluted share, and adjusted funds from operations ("AFFO") and AFFO per diluted share, which are non-GAAP financial measures ("GAAP" is Generally Accepted Accounting Principles in the United States of America), are helpful to our investors as measures of our operating performance. We compute FFO, as reflected on the attached Supplemental Schedules, in accordance with standards established by the National Association of Real Estate Investment Trusts ("NAREIT"), which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than we interpret the definition. AFFO was also computed for the three and six-month periods ended June 30, 2012, as reflected on the Supplemental Schedules and discussed herein, since we believe it is helpful to our investors since it adjusts for the effect of a gain on divestiture of property owned by an unconsolidated LLC and transaction costs related to an acquisition, both of which occurred during the first six months of 2012. FFO/AFFO do not represent cash generated from operating activities in accordance with GAAP and should not be considered to be an alternative to net income determined in accordance with GAAP.  In addition, FFO/AFFO should not be used as: (i) an indication of our financial performance determined in accordance with GAAP; (ii) an alternative to cash flow from operating activities determined in accordance with GAAP; (iii) a measure of our liquidity, or; (iv) an indicator of funds available for our cash needs, including our ability to make cash distributions to shareholders.  A reconciliation of our reported net income to FFO/AFFO is reflected on the Supplemental Schedules included below.

To obtain a complete understanding of our financial performance these measures should be examined in connection with net income, determined in accordance with GAAP, as presented in the condensed consolidated financial statements and notes thereto in this report or in our other filings with the Securities and Exchange Commission including our Report on Form 10-K for the year ended December 31, 2011 and our Report on Form 10-Q for the quarterly period ended March 31, 2012. Since the items included or excluded from these measures are significant components in understanding and assessing financial performance under GAAP, these measures should not be considered to be alternatives to net income as a measure of our operating performance or profitability.  Since these measures, as presented, are not determined in accordance with GAAP and are thus susceptible to varying calculations, they may not be comparable to other similarly titled measures of other companies.  Investors are encouraged to use GAAP measures when evaluating our financial performance.

SOURCE Universal Health Realty Income Trust

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