LTC Properties, Inc. Fourth Quarter 2025 Earnings Call - SHOP pivot accelerates: $600M 2026 acquisition guidance to reach 45% of portfolio

Operator: Welcome to the LTC Properties, Inc. fourth quarter 2025 earnings conference call and webcast. At this time, all participants are in listen-only mode. A question and answer session will follow the formal presentation. You may be placed in the question queue at any time by pressing star one on your telephone keypad. As a reminder, this conference is being recorded. If anyone should require operator assistance, please press star zero. It’s now my pleasure to introduce Pam Kessler, Co-President and Co-CEO. Pam, please go ahead.

Cece, Chief Financial Officer, LTC Properties, Inc.0: Good morning, and thank you for joining us. Eight months after launching our SHOP initiative, we are almost halfway through our transformation from a lower growth triple net REIT into a faster growing, SHOP-focused REIT, a transformation that will lead to higher multi-year internal and external SHOP and earnings growth, to superior shareholder returns. This transformation has included substantial investment in people, systems, and technology, which will continue to be a focus to support our aggressive growth plans. We have made great progress growing our seniors housing portfolio through SHOP, reflecting successful execution across every aspect of the business. Today, we are guiding to $600 million in acquisitions at the midpoint for 2026, all of which we anticipate will be in SHOP. This acquisition guidance is nearly 70% higher than SHOP acquisitions in 2025.

2026 started off strong, with $108 million in SHOP acquisitions already completed and another $160 million on schedule to close in the second quarter, which takes us nearly halfway to our $600 million midpoint investment guidance for the year. Throughout our transformation, we have continued to maintain a strong balance sheet with well-laddered debt maturities and a FAD payout ratio below 80%. Since launching SHOP last May, we grew it to 25% of our investment portfolio by year-end. Based on our 2026 acquisition guidance, we expect to end this year with SHOP growing to 45% of our investment portfolio and 40% of our NOI, capitalizing on LTC’s ability to accelerate our growth through acquisitions. By launching SHOP as a small cap REIT, we are leveraging the denominator effect to our advantage.

LTC’s smaller initial footprint provides the power to capture outsized growth, where even modest investments have a meaningful and visible impact. Additionally, after the prepayment of the $180 million Prestige loan expected later this year, loans should be reduced to less than 10% of our portfolio, and skilled nursing investments will represent less than 30% by the end of 2026. This strategic portfolio transformation reflects our SHOP launch and rapid growth within a targeted 18-month period. With our transformation complete at the end of 2026, we see the opportunity for continued accelerated internal and external growth powered by SHOP in 2027. Now I’ll turn the call over to Gibson to discuss our portfolio and strong SHOP performance.

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: Thank you, Pam. We’ve undertaken the transformation to increase the organic growth and new investment growth profile of our portfolio and maximize risk-adjusted returns for our shareholders. To that end, we have focused over the last year and a half to develop and enhance our platform to position LTC and our operators for success, and we’ll continue to make further investments going forward to position LTC for profitable growth. In addition to adding accounting, FP&A, and data analytics resources, we recently welcomed two vice presidents to our asset management team, both with extensive experience in systems development and seniors housing asset management. Our SHOP portfolio results supported our 2025 strategy by outperforming expectations.

The original 13 properties converted to SHOP grew NOI over 2024 pro forma NOI by 22% and produced $16.2 million of combined rent and NOI in 2025, compared to $12.3 million of rent in 2024. The remainder of the SHOP portfolio outperformed expectations in the fourth quarter by contributing $5.9 million of NOI, about $700,000 above the midpoint of guidance. Our 2026 SHOP NOI guidance includes 13 properties we originally converted and 14 properties acquired to date. Our guidance for these 27 properties assumes 14% NOI growth at the midpoint for full year 2026 over pro forma 2025.

This subset of properties realized occupancy of 89.7% in 2025, which we are projecting will grow by about 150 basis points in 2026. We further project that RevPAR will grow by approximately 5% and that FFO will grow by 2.5%. We do want to note that the 2025 results for the 14 properties we have acquired include occupancy and performance as reported by the prior owners, adjusted for the current management fee structure. We will continue changing the mix of our portfolio in 2026. Prestige Healthcare has delivered notice of their intent to prepay on or about July 1st, the $180 million loan, which is currently yielding approximately 11%.

Additionally, we expect to sell 5 skilled nursing properties and have certain loan payoffs totaling $90 million in the next 60 days. These transactions, together with our external growth through SHOP, will meaningfully reduce our skilled nursing and loan exposure. With that, I’ll turn things over to Dave for an update on our growth strategy.

Operator: Thank you, Gibson. In 2025, we put $360 million to work through SHOP acquisitions.

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: By the end of the second quarter of this year, we will have added an additional $270 million, moving us rapidly towards our $600 million midpoint acquisition guidance and making 2026 our most active investment year yet, as we accelerate our growth towards an increasingly SHOP-weighted portfolio. LTC’s relationship-focused culture is the foundation of our success. In 2025, we closed two follow-on transactions with existing operating partners. Our momentum is continuing in 2026, with another follow-on deal completed and two more in the $160 million we expect to close shortly. At the same time, we are in active conversations with operating partners new to LTC and are evaluating acquisitions to kick off those relationships. In a competitive senior housing acquisitions environment, our smaller asset base and personal relationship-driven strategy are competitive advantages.

We find opportunities in both single and multi-property investments and do not need to chase overpriced, large on-market transaction. We are keenly focused on every deal and every LTC operator relationship, each of which directly contributes to our growth and furthers our transformation into a SHOP growth engine. Existing and prospective operators desiring to grow their portfolios or retain assets when an investor wishes to exit, seek LTC because we listen, we collaborate, and we engage. The evidence of this success can be seen in our accelerating year-to-date external growth that, in addition to the $160 million previously mentioned, includes an acquisition pipeline of over $500 million in deals under review and consists entirely of SHOP. Our acquisition strategy is to partner with experienced, regionally focused operating teams and add newer communities with lower CapEx requirements.

These are stabilized assets. That does not equate to low growth. We are buying assets with strong pricing power, high incremental margins, and durable contributions to earnings growth. Our expanding SHOP platform is positioned to perform over time. We expect to achieve unlevered IRRs in the low to mid-teens. I’ll now pass the call to Cece for a review of our financial results.

Cece, Chief Financial Officer, LTC Properties, Inc.: Thank you, Dave. Towards the end of the year, we bolstered our growth capacity by expanding our credit facility to $800 million, including $200 million of term loans. We anticipate receiving nearly $270 million in asset sales and loan payoffs in 2026, which will be used to fund future investments. Using multiple levers, including proceeds from our ATM program, borrowings under our revolving line of credit, and asset sales where attractive pricing provides a better cost of capital, we feel very confident in our financial strength, which will support our ability to fuel our SHOP growth. With the $270 million of expected proceeds, our liquidity stands at $810 million on a pro forma basis. We have minimal near-term debt maturities, giving us virtually no refinancing risk.

At year-end, our debt to annualized adjusted EBITDA for real estate was 4.5x, and our annualized adjusted Fixed Charge Coverage Ratio was 4.4x. While we are well within our stated leverage target of 4-5x, we believe we can reduce that further over time. Compared with the same quarter last year, Core FFO per share improved $0.05 to $0.70, and Core FAD per share improved $0.07 to $0.73. These results represent Core FFO per share and Core FAD per share growth of 8% and 11%, respectively. The increases were primarily due to new SHOP acquisitions and triple net conversions to SHOP, partially offset by an increase in interest expense and decreased rent related to asset sales.

Our 2026 guidance for Core FFO per share is projected to be in the range of $2.75-$2.79, and Core FAD per share in the range of $2.82-$2.86. For the first quarter, we expect Core FFO per share in the range of $0.66-$0.68 and Core FAD in the range of $0.68-$0.70. Our 2026 guidance includes $400 million-$800 million of SHOP acquisitions, with SHOP NOI in the range of $65 million-$77 million and FAD CapEx of approximately $5 million. Our guidance includes the $270 million of proceeds from asset sales and loan payoffs. Other assumptions underpinning this guidance are detailed in yesterday’s earnings press release and supplemental, which are posted on our website. I’ll turn the call over to Clint for some closing comments.

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: Thanks, Cece. 2026 will complete LTC’s transformation from a triple net skilled nursing and seniors housing REIT, fueling our growth through RIDEA to become a larger SHOP-focused REIT. Increased NOI growth will come organically through our existing portfolio and through new SHOP acquisitions. With our investment guidance of $600 million at the midpoint in 2026, SHOP will exceed $1 billion of assets and represent 45% of our portfolio by year-end. Including the SHOP acquisitions under contract, the average age of our SHOP portfolio will be nine years, reflecting our strategy of investing in newer SHOP communities that are best positioned to compete against future new development. We will drive strong organic SHOP NOI and per share growth through aligned operator relationships and the quality of the assets.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: In fact, we believe that organic NOI growth will double by the end of this year compared with our pre-transformation to SHOP. Most importantly, on behalf of the entire LTC team, I want to extend a sincere thank you to the operators who have placed their trust in us, helping us establish and grow our SHOP platform. We have eight SHOP operator relationships in our portfolio, six new to LTC since our launch, and in Q2, we will be adding two more. Each one of these operator relationships represents a huge opportunity to continue driving LTC SHOP growth through management agreements that align interests to deepen our relationships.

We have a simplified and compelling investment thesis, which we are executing upon speed, determination, and conviction to power future growth by optimizing risk-adjusted returns to our shareholders while increasing our organic and investment growth profile. This success is made possible by a talented group of tenured employees and new professionals recently joining our team, all coalescing around a transforming LTC that is standing out in the industry and is well positioned for tremendous growth. We are ready to take your questions.

Operator: Thank you. We’ll now be conducting a question-and-answer session. If you’d like to be placed in the question queue, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star two if you’d like to move your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing star one. One moment, please, while we poll for questions. Our first question today is coming from John Kilichowski from Wells Fargo. Your line is now live.

John Kilichowski, Analyst, Wells Fargo: Hi, good morning. Thanks for taking my question. You know, this pivot is happening relatively quickly, and it sounds like messaging has been, it’s not if, but when, you know, something happens to the SNF funding landscape. I’m curious, in your minds, like, what are the nearest one or two greatest threats to SNFs today that could cause some sort of rerating that the market isn’t expecting?

Clint, Co-President and Co-CEO, LTC Properties, Inc.: From a SNF perspective, John, I would say.

John Kilichowski, Analyst, Wells Fargo: Correct.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: There’s a tremendous amount of private capital, I think, that’s driving prices in skilled nursing, so that’s one element that could have a change. Just as we’ve generally seen over the years, I mean, skilled nursing at, you know, cap rates that it has, it has stroke-of-the-pen risk, and things tend to happen when you least expect it. We just see much more organic growth from investing in newer assets with better growth profiles. That’s really our thesis and why we’re aggressively growing into SHOP.

John Kilichowski, Analyst, Wells Fargo: Okay. Well, the 14% same-store growth is a great starting point. I’m curious, is this sort of a, like, a 3-4 year run rate as the business remains immune, likely immune to supply shocks and demand is relatively known? Or do you forecast that moderating slightly as occupancy fully stabilizes at these assets?

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: It’s a fair question. Hi, John, this is Gibson. It’s a fair question. you know, we’re, this is a relatively new portfolio for us, and so, you know, we’re comfortable with the guidance. I think the way to think about this is that, you know, that pro forma occupancy that I gave in my prepared remarks, 89.7, that’s pretty close to stabilized levels. We’re encouraged to see that, you know, this year, our expectations are in that mid-teens, growth rate. We really just don’t want to get into the out years right now.

John Kilichowski, Analyst, Wells Fargo: Thank you.

Operator: Thank you. Next question is coming from Austin Wurschmidt from KeyBanc Capital Markets. Your line is now live.

Austin Wurschmidt, Analyst, KeyBanc Capital Markets: Yeah, just going back to SHOP for a minute. Gibson, you had highlighted that the 13 original assets grew NOI by 22% last year on a, you know, pro forma basis versus 24. Can you give us a sense how the 14% on the 27 assets compares to how that trended in 2025 or just versus the fourth quarter?

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: I Let me see if I can answer this in another way and see if that, if that scratches your itch, Austin Wurschmidt. If you look at our projections, 25 over 24, and you pull out that original 13, our growth rate of 14% isn’t gonna materially change.

Austin Wurschmidt, Analyst, KeyBanc Capital Markets: That’s helpful. Then maybe just going back to John’s question a little bit differently here. I mean, you know, you mentioned the 89% is nearing stabilization, but this portfolio does continue to evolve as you know, layer on additional acquisitions. I mean, what are your latest thoughts for the portfolio today as to where stabilized occupancy levels are? You know, what sort of, you know, the right feeling on where you can kind of send out, you know, in place rent increases or drive RevPOR in the coming years? Thanks.

Cece, Chief Financial Officer, LTC Properties, Inc.0: This is Pam. You know, for stabilized occupancy, given the lack of supply that we see over the next few years, you know, we feel occupancy can climb into the 90s. We did not project that in our 2026 guidance, but it is possible. And, you know, it’s always a fine balance between occupancy and rate growth, and we feel that this portfolio has the opportunity for both.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: This also, this is a key of what we’re focused on, what we’re investing in. It’s newer assets, and we’ve emphasized that in our comments about the average age. We feel those are going to be best positioned to compete against new development. That will happen, and we think in the interim, they’ll have pricing power to be able to drive growth. We’ve done that by design, on intention, looking long term, to have assets that can effectively compete in the future. What was the in-place rent increases to now for this year?

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: Well, either the RevPOR guidance we gave is around the 5%. That ranges, you know, across the portfolio from, you know, 4.5 up to 7. But, you know, a lot of the hay is in the barn with respect to year, you know, the year-end increases or increases that went into effect in January. We have some more that increase on anniversary, and then we have to see what happens with the street rate. I think, you know, we’re comfortable with our all-in, like, a RevPOR assumption of that 5% range.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: Very helpful. Thanks, everyone.

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: Thank you.

Operator: Thank you. Next question is coming from Juan Sanabria from BMO Capital Markets. Your line is now live.

Juan Sanabria, Analyst, BMO Capital Markets: Good morning. Just hoping you could talk a little bit about the pipeline of investments and kind of the year one yields you’re underwriting for SHOP. On the flip side, how we should be thinking about the disposition yields for some of the SNF that you’re selling. You’ve already given us the loan piece for it, so thank you for that.

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: Hi, Juan, this is Dave. I’ll take the first half, and I think Gibson will take the second half. From a acquisition pipeline perspective, we saw in our remarks that we have $160 million under LOI and in process. We are looking at generally what we looked at last year in terms of sort of going in year one yields, about 7% or so, with good growth headroom beyond that.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: Also, Juan, one, you know, one thing to think about on what we’re looking at for deals, as Pam mentioned in her prepared remarks, I mean, the size of LTC, really, we’re using to our advantage to be able to grow because we can look at, you know, smaller transactions, which have better price points, to be able to drive those initial yields. We think that’s a huge opportunity for us as we’re growing this portfolio and are projecting on gross book to be at 45% SHOP by the end of the year since we launched this midyear in 2025.

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: Juan, this is Gibson on the dispositions. I think the Prestige loan is a unique case where that, you know, we had a heavy concentration with one operator in one state, you know, that caused some disruption a couple years back because of that state’s specific reimbursement program. You know, that was a strategic decision to de-risk the portfolio and reduce operator concentration. We still have investments with Prestige, and it’s not a Prestige thing, it’s just an overall operator concentration thing. On the rest, if you blend it together, we’re selling at about an 8.2 cap.

There, if you think about that in terms of, you know, swapping out of older skilled nursing assets, as we’ve been doing on an opportunistic basis over the last year and a half or so, an 8.2% with anywhere from 2%-2.5% escalators, and we can recycle that into newer seniors housing assets that are really built and will be competitive over the long term. We feel like that’s a good risk-reward trade for our shareholders.

Juan Sanabria, Analyst, BMO Capital Markets: Thanks. Then, I just wanted to ask, ALG, you know, there was previously some discussion about some change in that portfolio going forward and some options they had. Just curious how we should be thinking about piece of your exposure, longer term?

Clint, Co-President and Co-CEO, LTC Properties, Inc.: I think for ALG, well, I think that, you know, they do have the purchase options we talked previously about. It’s really more interest rate sensitive for them to look at probably bond financing to take this out. We look at this probably would be into 2027. We have 3 different to 4 different investments with them. There could be one of the small portfolios could trade maybe towards the end of this year, possibly, but I would really think of it more as a 2027 event.

Juan Sanabria, Analyst, BMO Capital Markets: All right. If I could just be greedy, one more question. For the incremental financing, like if you hit the top end of your acquisition guidance, how should we think about that? It sounds like you said leverage could go down. I’m not sure if that’s a product of EBITDA growing, or if we should assume that maybe the goal would be to over-equitize positions over and above kind of the dispositions you’d laid out or loan repayments. Just curious on the funding for the pipeline at kind of the different, either the midpoint or the high end in particular. Thanks.

Cece, Chief Financial Officer, LTC Properties, Inc.0: Thanks, Juan. It’s Pam. I think you’re thinking about it right. I mean, the beauty of a higher growing portfolio is that your deleveraging happens naturally, a lot faster through EBITDA growth. We would also look to over-equitize acquisitions if the pricing’s right.

Juan Sanabria, Analyst, BMO Capital Markets: Thank you.

Operator: Thank you. As a reminder, that’s star one to be placed into question queue. Our next question is coming from Michael Carroll from RBC Capital Markets. Your line is now live.

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: Thanks. Clint or Dave, can you guys provide some more color on the competitive landscape for seniors housing deals right now? I mean, how difficult is it for you to find deals that you wanna own, that meets your underwriting? When you do find those transactions, I guess, where have cap rates trended? I know you’ve been talking about that 7% range for some time. I mean, are we starting to see that tick a little bit lower? Is it hard to find yields at that 7 yield?

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: This is Dave. Clint, hit on this nicely in terms of the importance of a deal to LTC and how our scale works for us. We do a good job of finding transactions are probably in that onesie, twosie timeframe and our size and our customers or sellers know that they’re important to us. One great benefit here. It’s been sort of in fashion to have buyer interviews, so I can bring a C-suite, bring my CEOs onto those calls to sort of underscore how important the deal is. As you know, with any seller, certainty of execution matters an awful lot. We can give a transaction a lot of attention and hyperfocus. We’ve continued to see a pretty good stream of opportunities, and generally in that first year, underwriting of around seven or so.

It doesn’t mean that there’s not pressure, our whole world is looking at a lot of transactions to find a few that are worthy of underwriting and progressing through the process. We’re seeing a good flow of potential opportunities, and we feel good that we’ll find the right ones for LTC out of that stream.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: With that, with that backdrop, you know, we’ve guided to $600 million at the midpoint for investments for 2026, and with deals closed under contract, we’re almost halfway through that. Although it’s a competitive landscape, we feel that we’ve been able to be at the table on transactions. A lot of the deals that we have, as Dave mentioned previously, are operators bringing us into transactions, which with having soon to have 10 operative relationships in our portfolio, we think that’s gonna help drive continued access to deals. When we’re looking at them on, you know, onesie, twosie transactions, it can be helpful.

Another thing that we’re seeing also, on one of the transactions we’re working on is, the seller is looking at a tax-efficient transaction, we’re looking at a DownREIT structure. When you look at financing transactions and utilizing equity pricing through a DownREIT structure, it can be an attractive option for us.

Michael Carroll, Analyst, RBC Capital Markets: In this type of environment, if you look at the 7 yields, I mean, do you foresee, like, if you kind of get back to the end of this year, that you might have to go below that? Is there enough transactions at that level that you think at least through this year, you can still achieve that 7% target?

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: As Clint mentioned, right, we have $270 in the door, right? Those are set. We’ve got another $300 million-plus to go. Nothing’s easy if you’re gonna do it well, so we’ll be working hard to find the right deals all year long. We are steadfast in working to maintain that kind of year-one yield of seven. Ed, definitely there will be pressure in the industry. A lot of people are discovering senior housing or people showing up at the table. We still feel like we’ve got a good opportunity, kind of, given our relationship focus and our style of execution, to find the deals that make sense for LTC.

Cece, Chief Financial Officer, LTC Properties, Inc.0: Mike, I have one more thing to add to that. You know, last year, when we talked about our projected underwriting, and being at 7, very conservative, our 2026 guidance is already a year 1 over 7.5%. It’s like 7.7%. We’re already beating that. We’ve created value there just in a few, you know, short months, and expect to create more.

Michael Carroll, Analyst, RBC Capital Markets: Okay, great. No, that’s helpful. Just last for me, related to Prestige on the remaining loans that LTC is holding, after they potentially pay them off in July or half of them, I mean, is there a desire to have them pay off those loans, too, or should we think about that as a longer-term hold that LTC plans to continue to maintain?

Clint, Co-President and Co-CEO, LTC Properties, Inc.: You should think of it as a long-term hold. You know, right now, we, after the payoff of $180 million, we’ll have $90 million remaining with them. They will be reducing concentration, as Gibson spoke about, and they will probably fall outside of our top five operator relationships.

Cece, Chief Financial Officer, LTC Properties, Inc.0: They don’t have an option to prepay those.

Michael Carroll, Analyst, RBC Capital Markets: Okay, great. Thank you.

Operator: Thank you. Next question is coming from Richard Anderson from Cantor Fitzgerald. Your line is now live.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Thanks, good morning. I just wanna make this sort of crystal clear. Is your expectation on a go-forward basis, 2027 and beyond, for your SHOP business to be producing, you know, sort of low, mid-teens type of same-store NOI growth? Is that the target you’re going after, or is it something lower than that?

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: We’re gonna see how this year plays out. We’re excited about what we’re seeing as we go into this year and as we get into later in the year, Rich, we’ll update that. I mean, I think going in a few calls ago, you know, we said that we were going in at 7 and targeted low teens IRRs. That, you know, that’s basically telling you, we expect mid-single-digit growth over the long term. I think as we work through the process, you know, we just acquired a lot of this, getting to really understand the portfolio. We’re excited, and as Pam mentioned, in our projections, we’re assuming higher yields on this initial purchase price than we did at acquisition.

I think we’re excited about the opportunity in 2026, and we hope that continues on, but we’ll update you as we get to the end of the year or.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Yeah, the twenty-

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: Throughout the year.

Cece, Chief Financial Officer, LTC Properties, Inc.1: The 22% NOI and the 13%, that’s really apples to oranges from a previous net lease structure, correct? Just so I understand that correctly.

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: Yeah, that’s fair. Yes.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: That was intended just to give visibility into regard to what we had under a rent structure and what we had just for comparable metrics, what it looked like under SHOP. That was why we broke that out separate.

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: That’s right.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Understood.

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: Sorry, go ahead.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Go ahead. No, you’re good.

Dave, Executive Officer - Growth Strategy, LTC Properties, Inc.: I was just gonna say, yeah, but I mean, that was, you know, we were in the structure, able to capture the upside in those properties.

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: ...you know, that was something strategically, as we thought about entering RIDEA, really started talking about seriously 18 months ago, how to go about doing that. You know, we’re just really excited that we’re able to do that and be able to capture the upside, and do so in a way that aligns our interests with our operators, you know, to incentivize them to drive performance. Yeah, your comment that we’re comparing that increase in NOI or the triple net structure is fair. I will say that, you know, as we did that, we were able to capture the upside, because the coverage on that Anthem portfolio was pretty close to where the rents we were collecting.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Right. Understood. Got that. Okay, in terms of the CapEx, I see your guidance is, $0.10, a little less than $5 million a year on whatever you own, you know, average, you know, weighted average-wise for the year. I don’t know, $5 million just feels low to me, for a billion-dollar portfolio. Is that a, is that a function of its age? You know, I wonder, you know, what you think the CapEx burden might be for LTC going forward when you’re kind of fully built out and, you know, $1 billion or so of assets?

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: Yeah, that’s a fair question. I guess I’ll answer it this way: we’ve assumed basically about $1,500 a unit. For the portfolio that we currently have, the 30 properties, you know, we did go through those recurring CapEx budgets, and we feel pretty comfortable with those given the age of the assets. We didn’t feel like we were really stretching or deferring anything and going, and felt like that was what was requisite to keep the buildings competitive. We’ll have to see how that evolves. I’ll say the overall number includes, you know, assumption, kind of a weighted average, so that $1,500 a unit for acquisitions going forward.

Cece, Chief Financial Officer, LTC Properties, Inc.0: I don’t think you can compare our CapEx budget to our peers just because the makeup of our SHOP portfolio is so different. I mean, with an average age of nine years, that’s really young, really new buildings that don’t have a lot of CapEx requirements.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Right.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: That, again, that was strategic on our part, because as we were introducing this portfolio, you know, to simplify the integration of this and have assets that can compete against potential new development, I mean, we do see that over time, that will increase.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Yeah.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: For the interim and short-term period, that’s why you’re seeing a lower spend.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Yep. Okay. Yeah, I was gonna say, young does become old, unfortunately, over time.

Clint, Co-President and Co-CEO, LTC Properties, Inc.: We’ll see.

Cece, Chief Financial Officer, LTC Properties, Inc.0: We all age, Rich. We all age.

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: Rich, I will say, as we work through the budgets, we’re not deferring things, so we’re not targeting a number. We’re committed to invest in the portfolio to keep it competitive. If that number drifts up to drive NOI growth, that’s what we’ll do. We did try to look at this from a holistic perspective, and we certainly weren’t looking to trim number out of those maintenance CapEx budgets going forward.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Last for me. You call yourself done at the end of 2026 with this transformation, 45%, essentially, SHOP. Is that your version of the efficient frontier, or will you expect this SHOP exposure to sort of trickle up from that point forward? Or is like a 50% exposure to SHOP sort of your kind of your sweet spot? Thanks.

Cece, Chief Financial Officer, LTC Properties, Inc.0: No, we don’t have a target on it, Rich. It really, you know, transformation versus evolution. I mean, transformation, this is something that we’ve done quickly, and to Clint’s.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Yeah

Cece, Chief Financial Officer, LTC Properties, Inc.0: ... you know, prepared remark point, 18 months. That’s really, really fast to change the complexion of a company. After this year, it’s an evolution. We will continue to invest where we see the best return for our shareholders, which in our crystal ball, looks like it will continue to be SHOP. But if it’s not, we’ll pivot to the investment that, you know, drives shareholder value the best. But for right now, it’ll be an evolution more towards SHOP than a transformation after this year.

Cece, Chief Financial Officer, LTC Properties, Inc.1: Understood. Thanks very much, everyone.

Operator: Thank you. Next question is coming from Omotayo Okusanya from Deutsche Bank, your line is now live.

Omotayo Okusanya, Analyst, Deutsche Bank: Hey, guys, thanks for giving me time. Given the RevPOR export spread you guys saw in the quarter, how confident are you that the SHOP portfolio can deliver the growth you’re guiding to? Can you walk us through kind of the key operational levers that you kind of are relying on to get you guys there?

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: I think the key levers are laid out there in the supplemental on our guidance page. I think that if you zoom out and with occupancy growth, you know, our export expectations are just slightly below what people would expect for inflation. I don’t think that that’s a particularly aggressive assumption. You know, I think some may point to the top-line occupancy growth of 150 basis points is maybe a little conservative. We’re really trying to, you know, it’s a 30-property portfolio, the 27 that we guided to, which the 27 being 13 we converted and then everything that we’ve acquired since. Everything’s kind of at or near stabilization.

You know, it’s really hard to, with a portfolio that size, really zoom in more than the detail that we’ve given you on the, on the operational levers. I mean, we feel like that’s appropriate. You know, just with 29 or sorry, with 27 properties, you’re gonna have more variance than you would in a 500-property portfolio. You know, I think, again, we feel good about the RevPOR assumptions going forward. We think it’s achievable. We don’t think it’s a layup.... export, same thing. We, you know, we try to put the Goldilocks level of guidance out there, you know, that stretches our operators but is achievable.

Cece, Chief Financial Officer, LTC Properties, Inc.2: Right. That makes sense. I guess, the second question I have is, I know you guys have talked about, and we all know, like, you know, supply hasn’t really been an issue, but has anything around that changed at all?

Clint, Co-President and Co-CEO, LTC Properties, Inc.: I would say not really supply. No, we haven’t seen... What you do see, though, more is that operators that have a track record in development are talking more about gearing up for development. I think that’s where you’re hearing more talk. It’s not so much shovels in the ground. It’s more of they see that there’s going to be a need for supply in the future, and they have experience doing it, and they’re trying to prepare to be, to participate in that when the time does come.

Gibson, Executive Officer - Portfolio Management, LTC Properties, Inc.: I think what specifically within our SHOP portfolio, construction activity is very light. You know, there may be one under construction, one under consideration, you know, and some expansions here and there around the edges, but it’s very light.

Cece, Chief Financial Officer, LTC Properties, Inc.2: Makes sense. I appreciate the time, guys.

Operator: Thank you. We’ve reached the end of our question and answer session. Before I turn the call back to management, please note that today’s comments, including the question and answer session, may have included forward-looking statements subject to risks and uncertainties that may cause actual results and events to differ materially. These risks and uncertainties are detailed in the LTC Properties filings with the Securities and Exchange Commission from time to time, including the company’s most recent Form 10-K, dated December 31st, 2025. LTC undertakes no obligation to revise or update these forward-looking statements to reflect events or circumstances after the date of this presentation. I’d now like to turn the floor back over to management for any further closing comments.

Cece, Chief Financial Officer, LTC Properties, Inc.0: Thank you, operator, and thanks to everyone for your thoughtful questions. We appreciate your continued interest, and we look forward to updating you on our progress next quarter.

Operator: Thank you. That does conclude today’s teleconference and webcast. You may disconnect your lines at this time, and have a wonderful day. We thank you for your participation today.