• Same Store Occupancy: 89.3% at the end of the first quarter.
• New and Renewal Leases: Nearly 1.5 million square feet commenced during the quarter.
• Signed-Not-Occupied Pipeline: Over 630,000 square feet, representing almost 165 basis points of future occupancy.
• Tenant Retention: Improved by more than 300 basis points to almost 85%.
• Normalized FFO per Share: $0.39 for the quarter.
• Same-Store Cash NOI Growth: 2.3% for the quarter.
• Disposition Activity: Four buildings sold for $28 million in the first quarter.
• Net Debt to Adjusted EBITDA: 6.4 times, unchanged from 2024 year-end.
• Revolving Line of Credit Capacity: $1.4 billion at the end of the quarter.
• Dividend: Maintained at $0.31 per share for the quarter.

• Warning! GuruFocus has detected 6 Warning Signs with HR.

Release Date: May 02, 2025

For the complete transcript of the earnings call, please refer to the full earnings call transcript.

Positive Points

• Healthcare Realty Trust Inc (NYSE:HR) is the only pure-play outpatient medical REIT, focusing 100% on a single asset class.
• The underlying operating fundamentals in outpatient medical are strong, with increasing demand and limited new supply.
• The portfolio is high quality, focusing on high-growth markets such as Dallas, Seattle, Nashville, Houston, and Denver.
• The company has a strong tenant roster with market-leading health systems, including HCA, Common Spirit, Baylor, Ascension, and Advocate.
• Healthcare Realty Trust Inc (NYSE:HR) maintained its dividend at $0.31 per share, reflecting confidence in its financial stability.

Negative Points

• Same-store occupancy was 89.3%, indicating room for improvement to reach stabilized occupancy levels in the low 90% range.
• The company is in the process of portfolio optimization, which involves exiting markets where it has limited scale.
• There is a need to extend the tenor of debt and reduce overall indebtedness to improve the balance sheet.
• NOI margins are currently in the low 60% area, with room for improvement through efficiency gains.
• The elevated payout ratio of the dividend is under discussion, with potential adjustments based on future earnings clarity.

Q & A Highlights

Q: Did you list your areas of focus in order of priority, and what is the timeframe for implementing these changes? A: The areas of focus are not necessarily in order of priority. The main objective is to complete portfolio optimization and deleveraging in the near term, ideally by 2026. Leasing improvements will take two to three years to reach stabilized occupancy levels.

Q: How do you feel about the joint venture (JV) model, and is there a plan to unwind it over time? A: We value JVs as part of our toolkit and have strong relationships with our partners. We aim to grow JVs through acquisitions rather than contributing more assets. The focus is on selling 100% of assets in markets where we lack scale.

Q: Is the current guidance "Pete stamp approved," or will it be refined as you incorporate your strategic plans? A: We have reaffirmed guidance after reviewing the 2025 forecast. The forecast includes $400 million to $500 million in sales. Efficiencies are expected to offset any dilution from asset sales and deleveraging.

Q: Are you seeing any impact from potential federal healthcare budget cuts or policy changes on your tenants? A: It's too soon to say definitively, but outpatient medical is a resilient asset class. We are monitoring policy risks and working with lobbyists to stay informed about developments in Washington, D.C.

Q: How do you balance disposition-driven portfolio optimization and deleveraging with earnings impact over the next few years? A: We are mindful of the cap rates and do not have to be price takers. While asset sales may imply dilution, we aim to offset this through lease escalators, efficiencies, and leasing upside.

For the complete transcript of the earnings call, please refer to the full earnings call transcript.