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Capital Senior Living Corporation Reports 2019 Second Quarter Results

DALLAS, Aug. 08, 2019 (GLOBE NEWSWIRE) -- Capital Senior Living Corporation (the “Company”) (CSU), one of the nation’s largest operators of senior housing communities, announced today operating and financial results for the second quarter ended June 30, 2019.

“In the second quarter, we continued to focus on initiatives to stabilize and invest in our operations to build a platform for sustainable, profitable growth.  We have assembled a strong, experienced team to lead operations, we have improved our business processes and we are experiencing positive momentum in several metrics, including higher average rents, well-managed operating costs and higher employee retention,” said Kimberly S. Lody, President and Chief Executive Officer.  “Although conditions remain difficult and the impact of our actions will take time to result in improved financial performance, we are confident our strategy will establish a solid foundation for long-term value creation.”

Operating and Financial Summary (all amounts in this operating and financial summary exclude two communities undergoing lease-up or significant renovation and conversion, unless otherwise noted; also, see Non-GAAP Financial Measures below and reconciliation of Non-GAAP measures to the most directly comparable GAAP measure on the final page of this release):

  • Revenue in the second quarter of 2019, including all communities, was $113.1 million, a $1.5 million, or 1.3%, decrease, from the second quarter of 2018.  
     
    • Revenue for same communities, which excludes two communities undergoing lease-up or significant renovation and conversion and the Company’s two communities impacted by Hurricane Harvey, was $110.5 million in the second quarter of 2019, a decrease of 1.7%, versus the second quarter of 2018.
       
    • Occupancy for all communities was 82.4% for the second quarter of 2019, a decline of 70 basis points from the first quarter of 2019, and a decrease of 280 basis points from the second quarter of 2018 due in part to the re-opening of our two communities impacted by Hurricane Harvey in the third quarter of 2018.  Occupancy for same communities was 83.6% in the second quarter of 2019, a decrease of 80 basis points from the first quarter of 2019, and a decrease of 190 basis points, when compared with the second quarter of 2018.
       
    • Average monthly rent for all communities was $3,629 in the second quarter of 2019, an increase of $11, or 0.3%, from the second quarter of 2018. Average monthly rent for same communities was $3,632 in the second quarter of 2019, an increase of $15 per occupied unit, or 0.4%, from the second quarter of 2018.  Average monthly rent increased 0.4% for all communities and 0.5% for same communities in the second quarter of 2019 when compared with the first quarter of 2019.
       
  • Income from operations, including all communities, was $0.2 million in the second quarter of 2019, versus $3.6 million in the second quarter of 2018. 
     
  • The Company’s Net Loss for the second quarter of 2019, including all communities, was $12.5 million.
     
    • Excluding items noted and reconciled on the final page of this release, the Company’s adjusted net loss was $8.3 million in the second quarter of 2019.
       
    • Adjusted EBITDAR was $34.0 million in the second quarter of 2019 compared with $38.4 million in the comparable period last year. Adjusted EBITDAR is a financial valuation measure, rather than a financial performance measure, used by management and others to evaluate the value of companies in the senior living industry.

    • Adjusted Cash from Facility Operations (“CFFO”) was $5.2 million in the second quarter of 2019, compared with $10.6 million in the second quarter of 2018.                        

Recent Investment Activity

As previously reported, the Company closed on the sale of its community in Kokomo, Indiana, on May 1, 2019, at a price of $5.0 million.  The transaction resulted in approximately $1.4 million in net cash proceeds.  The community had a negative CFFO contribution of approximately $0.2 million in 2018. 

Carey P. Hendrickson, the Company’s Chief Financial Officer, said: “Consistent with our normal business practices, the Company is engaged in various activities, including the marketing of a limited number of additional owned communities for potential divestiture and the refinancing of existing owned communities. Against a challenging operating environment, we are taking these proactive steps to strengthen our financial foundation, optimize our asset portfolio, and ultimately, enhance shareholder value.”

Financial Results - Second Quarter

For the second quarter of 2019, the Company reported revenue of $113.1 million, compared with revenue of $114.6 million in the second quarter of 2018. Revenue for consolidated communities excluding the two communities undergoing significant renovation and conversion, was $111.9 million, a decrease of 1.2%, in the second quarter of 2019 when compared with the second quarter of 2018.

Operating expenses for the second quarter of 2019 were $74.4 million, an increase of $1.5 million, or 2.0%, from the second quarter of 2018.  Operating expenses in the second quarter of 2019 included a $1.2 million business interruption insurance credit related to the Company’s two Houston communities impacted by Hurricane Harvey to offset the lost revenues and continuing expenses, and to restore the communities’ net income for the second quarter of 2019 based on an approximate average of the communities’ net income in the seven months of 2017 prior to the hurricane.  The business interruption credit was $1.6 million in the comparable period a year ago.

General and administrative expenses for the second quarter of 2019 were $6.6 million versus $5.7 million in the second quarter of 2018. Excluding transaction and conversion costs in both periods (including approximately $0.5 million related to separation and placement costs associated with the Company’s former CEO and COO), general and administrative expenses increased $1.3 million in the second quarter of 2019 versus the second quarter of 2018.  As a percentage of revenues under management, general and administrative expenses, excluding transaction and conversion costs, were 5.1% in the second quarter of 2019.

Income from operations for the second quarter of 2019 was $0.2 million.  This compares with $3.6 million in the second quarter of 2018.

The Company’s Non-GAAP financial measures exclude two communities that are undergoing significant renovation and conversion (see “Non-GAAP Financial Measures” below).

Adjusted EBITDAR for the second quarter of 2019 was $34.0 million, compared with $38.4 million in the second quarter of 2018. Adjusted CFFO was $5.2 million in the second quarter of 2019 compared to $10.6 million in the second quarter of 2018.  CFFO for the second quarter of 2019 includes a negative net impact of $0.5 million related to the Company’s adoption of the new lease accounting standard (“ASC 842”) effective January 1, 2019.  There was no impact on Adjusted EBITDAR related to the adoption of the new lease standard.

Operating Activities

Same community results exclude two previously noted communities undergoing lease-up or significant renovation and conversion, the two Houston communities impacted by Hurricane Harvey, and the Kokomo community sold on May 1, 2019. Same-community results also exclude certain conversion costs.

Same-community revenue in the second quarter of 2019 decreased 1.7% versus the second quarter of 2018.

Same-community operating expenses increased 1.9% in the second quarter of 2019 versus the second quarter of 2018, excluding conversion costs in all periods. On the same basis, labor costs, including benefits, increased 0.4% in the second quarter, food costs increased 0.7% and utilities decreased 3.2%, respectively.  Same-community net operating income decreased 7.7% in the second quarter of 2019 when compared with the same period a year ago.

Capital expenditures were $4.5 million for the second quarter of 2019.

Balance Sheet

The Company ended the second quarter with $34.8 million of cash and cash equivalents, including restricted cash. As of June 30, 2019, the Company financed its owned communities with mortgages totaling $971.0 million, at interest rates averaging 4.9%. The majority of the Company’s debt is at fixed interest rates excluding a $65 million bridge loan that matures in 2020, an $11 million bridge loan that matures in 2021, and approximately $50 million of long-term variable rate debt under the Company’s Master Credit Facility. The earliest maturity date for the Company’s fixed-rate debt is in 2022.

The Company’s cash on hand and cash flow from operations are expected to be sufficient for working capital and to fund the Company’s capital expenditures.

Q2 2019 Conference Call Information

The Company will host a conference call with senior management to discuss the Company’s 2019 second quarter financial results on Thursday, August 8, 2019, at 10:00 a.m. Eastern Time. To participate, dial 323-794-2597, and use confirmation code 4040867. A link to a simultaneous webcast of the teleconference will be available at www.capitalsenior.com.

For the convenience of the Company’s shareholders and the public, the conference call will be recorded and available for replay starting August 8, 2019 at 12:00 p.m. Eastern Time, until August 16, 2019 at 12:00 p.m. Eastern Time.  To access the conference call replay, call 719-457-0820, and use confirmation code 4040867.  The conference call will also be made available for playback via the Company’s corporate website at https://www.capitalsenior.com/investor-relations/conference-calls/

Non-GAAP Financial Measures of Operating Performance

Adjusted EBITDAR is a financial valuation measure and Adjusted Net Income/(Loss) and Adjusted CFFO are financial performance measures that are not calculated in accordance with U.S. generally accepted accounting principles (“GAAP”). Non-GAAP financial measures may have material limitations in that they do not reflect all of the costs associated with our results of operations as determined in accordance with GAAP. As a result, these non-GAAP financial measures should not be considered a substitute for, nor superior to, financial results and measures determined or calculated in accordance with GAAP.

Adjusted EBITDAR is a valuation measure commonly used by Company management, research analysts and investors to value companies in the senior living industry. Since Adjusted EBITDAR excludes interest expense and rent expense, it allows Company management, research analysts and investors to compare the enterprise values of different companies without regard to differences in capital structures and leasing arrangements.

The Company believes that Adjusted Net Income/(Loss) and Adjusted CFFO are useful as performance measures in identifying trends in day-to-day operations because they exclude the costs associated with acquisitions and conversions and other items that do not ordinarily reflect the ongoing operating results of our primary business.  Adjusted Net Income/(Loss) and Adjusted CFFO provide indicators to management of progress in achieving both consolidated and individual business unit operating performance and are used by research analysts and investors to evaluate the performance of companies in the senior living industry.

The Company strongly urges you to review the reconciliation of net loss to Adjusted EBITDAR and the reconciliation of net income/(loss) to Adjusted Net Income/(Loss) and Adjusted CFFO, along with the Company’s consolidated balance sheets, statements of operations, and statements of cash flows. This is included on the last page of this press release.

About the Company

Dallas-based Capital Senior Living Corporation is one of the nation’s largest operators of independent living, assisted living and memory care communities for senior adults. The Company’s 128 communities are home to nearly 12,000 residents across 23 states and provide compassionate, resident-centric service and care as well as engaging programming.  Capital Senior Living offers seniors the freedom and opportunity to successfully, comfortably and happily age in place.  For more information, visit www.capitalsenior.com or connect with the Company on Facebook.

Safe Harbor

The forward-looking statements in this release are subject to certain risks and uncertainties that could cause the Company’s actual results and financial condition to differ materially, including, but not limited to, the Company’s ability to generate sufficient cash flow to satisfy its debt and lease obligations and to fund the Company’s capital improvement projects to expand, redevelop, and/or reposition its senior living communities; the Company’s ability to obtain additional capital on terms acceptable to it; the Company’s ability to extend or refinance its existing debt as such debt matures; the Company’s compliance with its debt and lease agreements; the Company’s ability to complete acquisitions and dispositions upon favorable terms or at all; the risk of oversupply and increased competition in the markets which the Company operates; the risk of increased competition for skilled workers due to wage pressure and changes in regulatory requirements; the departure of the Company’s key officers and personnel; the cost and difficulty of complying with applicable licensure, legislative oversight, or regulatory changes; the risks associated with a decline in economic conditions generally; the adequacy and continued availability of the Company’s insurance policies and the Company’s ability to recover any losses it sustains under such policies; changes in accounting principles and interpretations; and the other risks and factors identified from time to time in the Company’s reports filed with the Securities and Exchange Commission.

For information about Capital Senior Living, visit www.capitalsenior.com.

Investor Contact Carey P. Hendrickson, Chief Financial Officer, at 972-770-5600 or chendrickson@capitalsenior.com.

Press Contact Susan J. Turkell at 303-766-4343 or sturkell@capitalsenior.com.

CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED BALANCE SHEETS
(unaudited, in thousands, except per share data)

    June 30,
2019 
  December 31,
2018 
ASSETS                
Current assets:                
Cash and cash equivalents   $ 21,698     $ 31,309  
Restricted cash     13,053       13,011  
Accounts receivable, net     10,710       10,581  
Federal and state income taxes receivable     152       152  
Property tax and insurance deposits     10,940       13,173  
Prepaid expenses and other     6,404       5,232  
Total current assets     62,957       73,458  
Property and equipment, net     1,012,229       1,059,049  
Operating lease right-of-use assets, net     241,231        
Deferred taxes, net     152       152  
Other assets, net     11,467       16,485  
Total assets   $ 1,328,036     $ 1,149,144  
LIABILITIES AND SHAREHOLDERS EQUITY                
Current liabilities:                
Accounts payable   $ 2,012     $ 9,095  
Accrued expenses     43,087       41,880  
Current portion of notes payable, net of deferred loan costs     17,973       14,342  
Current portion of deferred income     5,418       14,892  
Current portion of financing obligations     1,695       3,113  
Current portion of operating lease liabilities     45,991        
Federal and state income taxes payable     179       406  
Customer deposits     1,287       1,302  
Total current liabilities     117,642       85,030  
Deferred income           8,151  
Financing obligations, net of current portion     10,571       45,647  
Operating lease liabilities, net of current portion     226,909        
Other long-term liabilities           15,643  
Notes payable, net of deferred loan costs and current portion     949,871       959,408  
Commitments and contingencies                
Shareholders’ equity:                
Preferred stock, $.01 par value:                
Authorized shares – 15,000; no shares issued or outstanding            
Common stock, $.01 par value:                
Authorized shares – 65,000; issued and outstanding
shares – 31,469 and 31,273 in 2019 and 2018, respectively
    320       318  
Additional paid-in capital     188,537       187,879  
Retained deficit     (162,384 )     (149,502 )
Treasury stock, at cost – 494 shares in 2019 and 2018     (3,430 )     (3,430 )
Total shareholders’ equity     23,043       35,265  
Total liabilities and shareholders’ equity   $ 1,328,036     $ 1,149,144  


CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE LOSS
(unaudited, in thousands, except per share data)

    Three Months Ended
June 30, 
  Six Months Ended
June 30, 
    2019    2018    2019    2018 
Revenues:                                
Resident revenue   $ 113,126     $ 114,627     $ 227,302     $ 229,270  
Expenses:                                
Operating expenses (exclusive of facility lease expense and depreciation and amortization expense shown below)     74,430       72,968       149,835       144,668  
General and administrative expenses     6,642       5,712       14,212       11,734  
Facility lease expense     14,238       14,224       28,473       28,438  
Stock-based compensation expense     1,638       2,559       660       4,508  
Depreciation and amortization expense     15,975       15,521       31,949       30,893  
Total expenses     112,923       110,984       225,129       220,241  
Income from operations     203       3,643       2,173       9,029  
Other income (expense):                                
Interest income     57       38       114       75  
Interest expense     (12,602 )     (12,615 )     (25,166 )     (25,066 )
Write-off of deferred loan costs and prepayment premiums     (97 )           (97 )      
Write-down of assets held for sale                 (2,340 )      
Gain on disposition of assets, net     38             38       3  
Other (expense) income     (16 )     1       7       2  
Loss before provision for income taxes     (12,417 )     (8,933 )     (25,271 )     (15,957 )
Provision for income taxes     (117 )     (127 )     (247 )     (259 )
Net loss   $ (12,534 )   $ (9,060 )   $ (25,518 )   $ (16,216 )
Per share data:                                
Basic net loss per share   $ (0.41 )   $ (0.30 )   $ (0.85 )   $ (0.55 )
Diluted net loss per share   $ (0.41 )   $ (0.30 )   $ (0.85 )   $ (0.55 )
Weighted average shares outstanding — basic     30,279       29,831       30,191       29,730  
Weighted average shares outstanding — diluted     30,279       29,831       30,191       29,730  
Comprehensive loss   $ (12,534 )   $ (9,060 )   $ (25,518 )   $ (16,216 )


CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED STATEMENTS OF CASH FLOWS
(unaudited, in thousands)

    Six Months Ended June 30, 
    2019    2018 
Operating Activities                
Net loss   $ (25,518 )   $ (16,216 )
Adjustments to reconcile net loss to net cash provided by operating activities:                
Depreciation and amortization     31,949       30,893  
Amortization of deferred financing charges     857       859  
Amortization of deferred lease costs and lease intangibles           424  
Amortization of lease incentives           (856 )
Deferred income     209       (344 )
Operating lease expense adjustment     (2,457 )      
Write-off of deferred loan costs and prepayment premiums     97        
Write-down of assets held for sale     2,340        
Gain on disposition of assets, net     (38 )     (3 )
Provision for bad debts     1,613       1,454  
Stock-based compensation expense     660       4,508  
Changes in operating assets and liabilities:                
Accounts receivable     (1,744 )     (3,080 )
Property tax and insurance deposits     2,233       3,332  
Prepaid expenses and other     (2,251 )     (294 )
Other assets     (745 )     407  
Accounts payable     (7,083 )     (1,267 )
Accrued expenses     1,207       (2,404 )
Other liabilities           (1,908 )
Federal and state income taxes receivable/payable     (227 )     (211 )
Deferred resident revenue     (336 )     (97 )
Customer deposits     (15 )     (89 )
Net cash provided by operating activities     751       15,108  
Investing Activities                
Capital expenditures     (7,812 )     (10,802 )
Proceeds from disposition of assets     4,888       4  
Net cash used in investing activities     (2,924 )     (10,798 )
Financing Activities                
Proceeds from notes payable     5,268       1,740  
Repayments of notes payable     (11,905 )     (11,167 )
Cash payments for capital lease and financing obligations     (538 )     (1,534 )
Deferred financing charges paid     (221 )     (46 )
Net cash used in financing activities     (7,396 )     (11,007 )
Decrease in cash and cash equivalents     (9,569 )     (6,697 )
Cash and cash equivalents and restricted cash at beginning of period     44,320       31,024  
Cash and cash equivalents and restricted cash at end of period   $ 34,751     $ 24,327  
Supplemental Disclosures                
Cash paid during the period for:                
Interest   $ 23,509     $ 24,121  
Income taxes   $ 505     $ 543  


Capital Senior Living Corporation
Supplemental Information
      Average    
  Communities   Resident Capacity   Average Units
  Q2 19   Q2 18   Q2 19   Q2 18   Q2 19   Q2 18
Portfolio Data                                  
I. Community Ownership / Management                                  
Consolidated communities                                  
Owned 82     83     10,629     10,767     8,189     7,971  
Leased 46     46     5,756     5,756     4,412     4,420  
Total 128     129     16,385     16,523     12,601     12,391  
                                   
Independent living             6,879     6,879     4,871     4,898  
Assisted living             9,506     9,644     7,730     7,493  
Total             16,385     16,523     12,601     12,391  
                       
II. Percentage of Operating Portfolio                      
Consolidated communities                      
Owned 64.1 %   64.3 %   64.9 %   65.2 %   65.0 %   64.3 %
Leased 35.9 %   35.7 %   35.1 %   34.8 %   35.0 %   35.7 %
Total 100.0 %   100.0 %   100.0 %   100.0 %   100.0 %   100.0 %
                       
Independent living         42.0 %   41.6 %   38.7 %   39.5 %
Assisted living         58.0 %   58.4 %   61.3 %   60.5 %
Total         100.0 %   100.0 %   100.0 %   100.0 %
                       



Capital Senior Living Corporation
       
Supplemental Information (excludes two communities being repositioned/leased up, two communities impacted by Hurricane Harvey and the Kokomo community sold on May 1, 2019)
Selected Operating Results        
      Q2 19   Q2 18
  I. Owned communities        
  Number of communities    78      79  
  Resident capacity    10,110      10,248  
  Unit capacity    7,747      7,776  
  Financial occupancy (1)   85.3 %   86.9 %
  Revenue (in millions)   70.1     71.5  
  Operating expenses (in millions) (2)   47.5     46.3  
  Operating margin (2)   32 %   35 %
  Average monthly rent    3,537      3,527  
  II. Leased communities        
  Number of communities    46      46  
  Resident capacity    5,756      5,756  
  Unit capacity    4,412      4,420  
  Financial occupancy (1)   80.5 %   83.1 %
  Revenue (in millions)   40.6     41.7  
  Operating expenses (in millions) (2)   24.8     25.1  
  Operating margin (2)   39 %   40 %
  Average monthly rent    3,814      3,789  
  III. Consolidated communities        
  Number of communities    124      125  
  Resident capacity    15,866      16,004  
  Unit capacity      12,159      12,196  
  Financial occupancy (1)   83.6 %   85.5 %
  Revenue (in millions)   110.8     113.2  
  Operating expenses (in millions) (2)   72.2     71.3  
  Operating margin (2)   35 %   37 %
  Average monthly rent    3,634      3,619  
  IV. Same-store communities        
  Number of communities    124      124  
  Resident capacity    15,866      15,866  
  Unit capacity      12,133      12,118  
  Financial occupancy (1)   83.6 %   85.5 %
  Revenue (in millions)   110.5     112.4  
  Operating expenses (in millions) (2)   72.0     70.6  
  Operating margin (2)   35 %   37 %
  Average monthly rent    3,632      3,617  
  V. General and Administrative expenses as a percent of Total Revenues under Management        
  Second quarter (3)   5.1 %   3.9 %
  Year to date (3) 5.1 %   4.5 %
  VI. Consolidated Mortgage Debt Information (in thousands, except interest rates)      
  (excludes insurance premium financing)      
  Total fixed rate mortgage debt     844,567       878,179  
  Total variable rate mortgage debt     126,385       76,381  
  Weighted average interest rate   4.86 %   4.77 %
           
   
  (1)   Financial occupancy represents actual days occupied divided by total number of available days during the quarter.
  (2)   Excludes management fees, provision for bad debts and transaction and conversion costs.   
  (3)   Excludes transaction and conversion costs.


CAPITAL SENIOR LIVING CORPORATION
NON-GAAP RECONCILIATIONS
(In thousands, except per share data)
               
  Three Months Ended June 30,    Six Months Ended June 30,
  2019   2018   2019   2018
                               
Adjusted EBITDAR                              
Net loss $   (12,534 )   $   (9,060 )   $   (25,518 )   $   (16,216 )
Depreciation and amortization expense     15,975         15,521         31,949         30,893  
Stock-based compensation expense     1,638         2,559         660         4,508  
Facility lease expense     14,238         14,224         28,473         28,438  
Provision for bad debts     808         995         1,613         1,454  
Interest income     (57 )       (38 )       (114 )       (75 )
Interest expense     12,602         12,615         25,166         25,066  
Write-off of deferred loan costs and prepayment premiums     97         -          97         -   
Write down of assets held for sale     -          -          2,340         -   
Gain on disposition of assets, net     (38 )       -          (38 )       (3 )
Other expense (income)     16         (1 )       (7 )       (2 )
Provision for income taxes     117         127         247         259  
Casualty losses     257         215         525         429  
Transaction and conversion costs     328         589         960         838  
Employee placement and separation costs     534         690         1,896         -   
Employee benefit reserve adjustments     -          -          -          690  
Communities excluded due to repositioning/lease-up     (18 )       (38 )       37         24  
Adjusted EBITDAR $   33,963     $   38,398     $   68,286     $   76,303  
Adjusted Revenues                              
Total revenues $   113,126     $   114,627     $   227,302     $   229,270  
Communities excluded due to repositioning/lease-up     (1,260 )       (1,419 )       (2,550 )       (2,773 )
Adjusted revenues $   111,866     $   113,208     $   224,752     $   226,497  
Adjusted net loss and Adjusted net loss per share                              
Net loss $   (12,534 )   $   (9,060 )   $   (25,518 )   $   (16,216 )
Casualty losses     257         215         525         429  
Transaction and conversion costs     328         619         977         881  
Employee placement and separation costs     534         -          1,896         -   
Employee benefit reserve adjustments     -          690         -          690  
Write-off of deferred loan costs and prepayment premiums     97         -          97         -   
Write down of assets held for sale   -       -       2,340       -  
Gain on disposition of assets     (38 )       -          (38 )       (3 )
Tax impact of Non-GAAP adjustments (25%)     (295 )       (209 )       (1,449 )       (739 )
Deferred tax asset valuation allowance     2,762         2,110         5,663         3,519  
Communities excluded due to repositioning/lease-up     594         606         1,277         1,278  
Adjusted net loss $   (8,295 )   $   (5,029 )   $   (14,230 )   $   (10,161 )
Diluted shares outstanding   30,279       29,831       30,191       29,730  
Adjusted net loss per share $   (0.27 )   $   (0.17 )   $   (0.47 )   $   (0.34 )
Adjusted CFFO                              
Net loss $   (12,534 )   $   (9,060 )   $   (25,518 )   $   (16,216 )
Non-cash charges, net     17,400         19,012         35,230         36,935  
Operating lease payment adjustment to normalize lease commitments     -          -          (910 )       -   
Recurring capital expenditures     (1,148 )       (1,186 )       (2,297 )       (2,373 )
Casualty losses     257         215         525         429  
Transaction and conversion costs     328         619         977         881  
Employee placement and separation costs     534         -          1,896         -   
Employee benefit reserve adjustments     -          690         -          690  
Communities excluded due to repositioning/lease-up     357         320         795         709  
Adjusted CFFO $   5,194     $   10,610     $   10,698     $   21,055  
               

Investor Contact:
Carey Hendrickson, Chief Financial Officer
Phone: 1-972-770-5600
chendrickson@capitalsenior.com

Press Contact:
Susan J. Turkell, 303-766-4343, sturkell@capitalsenior.com