Exhibit 99.1



Contact: Tim Berryman
Director – Investor Relations
Medical Properties Trust, Inc.
(205) 969-3755




Completes $861 Million of Acquisitions in the Fourth Quarter and Commences

2020 Growth with Additional $1.9 Billion in Accretive Investments

Fourth Quarter Per Share Net Income of $0.26 and Normalized FFO of $0.35

Birmingham, AL – February 6, 2020 – Medical Properties Trust, Inc. (the “Company” or “MPT”) (NYSE: MPW) today announced financial and operating results for the fourth quarter and year ended December 31, 2019 and recent highlights.

“2019 was a year of incomparable growth and achievement for MPT,” said Edward K. Aldag, Jr., MPT’s Chairman, President and Chief Executive Officer. “We delivered a market leading 39% return to our shareholders and have now doubled our market capitalization to $11.8 billion to become one of the 30 largest REITs in the market. Since our IPO in 2005 we have delivered a total return of more than 554% to our shareholders comprised of cash dividends and increases in share value exceeding $6.6 billion – we created more than 40% of that value in 2019 alone, capping off a five year period during which, just like the IPO to date period, our total returns to shareholders led the Healthcare and Broad REIT indices at almost 115%,” continued Aldag.

In the fourth quarter alone, continuing the performance of the first nine months of 2019, MPT completed approximately $861 million in hospital acquisitions, including immediately accretive investments in the United States, Spain and Portugal, further improving the Company’s already diversified geographic footprint and creating strong relationships with key global operators. With more than $4.5 billion of acquisitions completed in 2019, MPT achieved 64% growth in assets year over year and now has an enterprise value exceeding $19 billion, up more than 90% over 2018. The blended GAAP capitalization rate for the $4.5 billion in 2019 acquisitions approximates 8.0%.

Aldag added, “While we are not prepared to predict 64% growth again, MPT has already started 2020 with completed acquisitions exceeding $1.9 billion and we are actively working a vibrant pipeline that exceeds $3.0 billion. We believe we are in the early stages of a rapidly developing market for hospital real estate transactions and MPT is the unquestioned global leader in these markets.” At the same time, MPT’s access to capital has continued to expand both in improved global pricing and expanded sources of debt and equity. “Our most recent transactions have resulted in initial cash investment spreads of between 3.0% and 4.0% - results that we do not see in other investment sectors.”






Per share net income of $0.26 and Normalized Funds from Operations (“NFFO”) of $0.35 in the fourth quarter, both on a per diluted share basis;



Completed the acquisition of 10 acute care hospitals operated by LifePoint Health, Inc. in six U.S. states for an aggregate purchase price of approximately $700 million; a $31.0 million (€28.2 million) majority real estate interest in a hospital in Viseu, Portugal; substantial interest in joint ventures that own two premier Madrid hospitals for an aggregate investment of $130.0 million (€117.3 million); and commenced development of a $27.5 million unique behavioral hospital in the Houston, Texas area;



Completed the highly profitable sale of two acute care hospitals, exiting a market and tenant relationship;



Completed an inaugural Sterling bond issue with staggered maturities in December, raising £1.0 billion to provide financing for 2019 UK acquisitions and to pre-fund the January acquisition of 30 British hospitals; completed remaining purchase price funding in January with a £700 million unsecured term loan for a blended financing cost of less than 3.0%;



Filed a $1.0 billion at-the-market equity program; and



Issued 57.5 million shares of common stock for net proceeds of approximately $1.0 billion.

Included in the financial tables accompanying this press release is information about the Company’s assets and liabilities, net income and reconciliations of net income to NFFO, all on a basis comparable to 2018 results, and a reconciliation of pro forma total gross assets to total assets.


After completion of the most recent investments, Medical Properties Trust further extends its position as the global leader of hospital real estate investors. The Company has pro forma total gross assets of approximately $16.5 billion, including $13.5 billion in general acute care hospitals, $1.8 billion in inpatient rehabilitation hospitals, and $0.4 billion in long-term acute care hospitals. The pro forma portfolio includes 389 properties representing more than 41,000 licensed beds in 34 states and in Germany, the United Kingdom, Switzerland, Italy, Spain, Portugal and Australia. The properties are leased to or mortgaged by 41 hospital operating companies which include the following new relationships that were established in the fourth quarter.

In December, MPT made a 45% equity investment of approximately $130 million in the real estate of two high-quality acute care hospitals in Madrid. The hospitals are operated by HM Hospitales (“HM”), the third largest private operator in Spain, and the investment represents 301 licensed beds. It includes HM Hospital Sanchinarro, a 203-bed hospital facility that is ranked the #3 private hospital in Spain. The two hospitals are net-leased to HM with a 25-year initial term and annual escalators based on Spanish CPI, establishing a new relationship with a top operator in Spain’s consolidating hospital market.



In November, MPT acquired a newly-constructed 37-bed acute care hospital operated by Grupo José de Mello (“JDM”) in Viseu, Portugal, an affluent city in northern Portugal. JDM is Portugal’s largest private operator with 20 hospitals representing 1,570 licensed beds. The property was acquired subject to an in-place lease with 17 years remaining on its initial term, including annual rent escalations based on Portugal CPI. This transaction presents a unique opportunity to enter the attractive Portuguese healthcare market with a leading, growth-oriented hospital operator and provides MPT a platform for future growth.

In October, MPT agreed to provide a funding commitment of $27.5 million to NeuroPsychiatric Hospitals (“NPH”) for the development of a 92-bed facility in Clear Lake, Texas. NPH is headquartered in South Bend, Indiana and regarded as the largest neuropsychiatric care organization in the U.S. providing best-in-class care for patients with acute, complex medical and psychiatric conditions. NPH currently operates four facilities with 187 beds in the Greater Chicago/Northwest Indiana and Indianapolis markets and is well-positioned for near-term growth.


Net income for the fourth quarter and year ended December 31, 2019 was $130 million ($0.26 per diluted share), and $375 million ($0.87 per diluted share), respectively compared to $78 million ($0.21 per diluted share) and $1.02 billion ($2.76 per diluted share) in the year earlier periods.

NFFO for the fourth quarter and year ended December 31, 2019 was $171 million ($0.35 per diluted share), and $557 million ($1.30 per diluted share), respectively compared to $112 million ($0.31 per diluted share) and $501 million ($1.37 per diluted share) in the year earlier periods. The year earlier period included gains on sales approximating $671 million.

The Company reaffirms an annual run rate of $1.24 to $1.27 per diluted share for net income and $1.65 to $1.68 per diluted share for NFFO based on all announced transactions and an assumed capital structure that results in a net debt to EBITDA ratio of approximately 5.5 times.

These estimates do not include the effects, if any, of unexpected real estate operating costs, changes in accounting pronouncements, litigation costs, debt refinancing costs, acquisition costs, currency exchange rate movements, interest rate hedging activities, write-offs of straight-line rent or other non-recurring or unplanned transactions. These estimates may change if the Company acquires or sells assets in amounts that are different from estimates, market interest rates change, debt is refinanced, new shares are issued, additional debt is incurred, other operating expenses vary, income from our equity investments vary from expectations, or existing leases do not perform in accordance with their terms.

Aldag concluded by announcing the promotion of a long-time MPT employee. “I would like to take this opportunity to announce that Luke Savage has been added to the executive team. Luke has recently been appointed Vice President. Luke has been with the company for 12 years and has led our international efforts since 2016. Luke is the senior officer in our Luxembourg office.”


The Company has scheduled a conference call and webcast for Thursday, February 6, 2020 at 11:00 a.m. Eastern Time to present the Company’s financial and operating results for the quarter ended December 31, 2019. The dial-in numbers for the conference call are 844-535-3969 (U.S. and Canada) and 409-937-8903 (International); both numbers require passcode 7760789. The conference call will also be available via webcast in the Investor Relations section of the Company’s website, www.medicalpropertiestrust.com.



A telephone and webcast replay of the call will be available beginning shortly after the call’s completion through February 20, 2020. Dial-in numbers for the replay are 855-859-2056 and 404-537-3406 for U.S./Canada and International callers, respectively. The replay passcode for all callers is 7760789.

The Company’s supplemental information package for the current period will also be available on the Company’s website in the Investor Relations section.

About Medical Properties Trust, Inc.

Medical Properties Trust, Inc. is a self-advised real estate investment trust formed in 2003 to acquire and develop net-leased hospital facilities. From its inception in Birmingham, Alabama, the Company has grown to become one of the world’s largest owners of hospitals with 389 facilities and more than 41,000 licensed beds in eight countries and across three continents. MPT’s financing model facilitates acquisitions and recapitalizations and allows operators of hospitals to unlock the value of their real estate assets to fund facility improvements, technology upgrades and other investments in operations. For more information, please visit the Company’s website at www.medicalpropertiestrust.com.

The statements in this press release that are forward looking are based on current expectations and actual results or future events may differ materially. Words such as “expects,” “believes,” “anticipates,” “intends,” “will,” “should” and variations of such words and similar expressions are intended to identify such forward-looking statements. Forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause the actual results of the Company or future events to differ materially from those expressed in or underlying such forward-looking statements, including without limitation: the satisfaction of all conditions, and the timely closing (if at all) of the transactions described above; annual run-rate net income and NFFO per share; the amount of acquisitions of healthcare real estate, if any; results from potential sales and joint venture arrangements, if any; capital markets conditions; estimated leverage metrics; the repayment of debt arrangements; statements concerning the additional income to the Company as a result of ownership interests in equity investments and the timing of such income; the payment of future dividends, if any; completion of additional debt arrangements, and additional investments; national and international economic, business, real estate and other market conditions; the competitive environment in which the Company operates; the execution of the Company’s business plan; financing risks; the Company’s ability to maintain its status as a REIT for income tax purposes; acquisition and development risks; potential environmental and other liabilities; and other factors affecting the real estate industry generally or healthcare real estate in particular. For further discussion of the factors that could affect outcomes, please refer to the “Risk Factors” section of the Company’s Annual Report on Form 10-K for the year ended December 31, 2018 and as updated by the Company’s subsequently filed Quarterly Reports on Form 10-Q and other SEC filings. Except as otherwise required by the federal securities laws, the Company undertakes no obligation to update the information in this press release.

# # #




Consolidated Balance Sheets


(Amounts in thousands, except for per share data)    December 31, 2019     December 31, 2018  
     (Unaudited)     (A)  



Real estate assets


Land, buildings and improvements, intangible lease assets, and other

   $ 8,102,754     $ 5,268,459  

Mortgage loans

     1,275,022       1,213,322  

Investment in financing leases

     2,060,302       684,053  







Gross investment in real estate assets

     11,438,078       7,165,834  

Accumulated depreciation and amortization

     (570,042     (464,984







Net investment in real estate assets

     10,868,036       6,700,850  

Cash and cash equivalents

     1,462,286       820,868  

Interest and rent receivables

     31,357       25,855  

Straight-line rent receivables

     334,231       220,848  

Equity investments

     926,990       520,058  

Other loans

     544,832       373,198  

Other assets

     299,599       181,966  







Total Assets

   $ 14,467,331     $ 8,843,643  







Liabilities and Equity




Debt, net

   $ 7,023,679     $ 4,037,389  

Accounts payable and accrued expenses

     291,489       204,325  

Deferred revenue

     16,098       13,467  

Obligations to tenants and other lease liabilities

     107,911       27,524  







Total Liabilities

     7,439,177       4,282,705  



Preferred stock, $0.001 par value. Authorized 10,000 shares; no shares outstanding

     —         —    

Common stock, $0.001 par value. Authorized 750,000 shares; issued and outstanding - 517,522 shares at December 31, 2019 and 370,637 shares at December 31, 2018

     518       371  

Additional paid-in capital

     7,008,199       4,442,948  

Retained earnings

     83,012       162,768  

Accumulated other comprehensive loss

     (62,905     (58,202

Treasury shares, at cost

     (777     (777







Total Medical Properties Trust, Inc. Stockholders’ Equity

     7,028,047       4,547,108  

Non-controlling interests

     107       13,830  







Total Equity

     7,028,154       4,560,938  







Total Liabilities and Equity

   $ 14,467,331     $ 8,843,643  







(A) Financials have been derived from the prior year audited financial statements.


Consolidated Statements of Income



(Amounts in thousands, except for per share data)    For the Three Months Ended     For the Twelve Months Ended  
     December 31, 2019     December 31, 2018     December 31, 2019     December 31, 2018  



Rent billed

   $ 130,310     $ 104,267     $ 474,151     $ 473,343  

Straight-line rent

     33,643       25,584       110,456       74,741  

Income from financing leases

     52,364       18,370       119,617       73,983  

Interest and other income

     40,121       32,357       149,973       162,455  













Total revenues

     256,438       180,578       854,197       784,522  




     70,434       50,910       237,830       223,274  

Real estate depreciation and amortization

     44,152       32,866       152,313       133,083  

Property-related (A)

     8,598       2,414       23,992       9,237  

General and administrative

     27,402       21,734       96,411       81,003  













Total expenses

     150,586       107,924       510,546       446,597  

Other income (expense)


Gain (loss) on sale of real estate and other, net

     20,467       (1,437     20,529       671,385  

Earnings from equity interests

     4,416       3,623       16,051       14,165  

Unutilized financing fees

     (1,233     —         (6,106     —    


     1,152       226       (345     (4,071













Total other income

     24,802       2,412       30,129       681,479  













Income before income tax

     130,654       75,066       373,780       1,019,404  

Income tax (expense) benefit

     (731     3,875       2,621       (927













Net income

     129,923       78,941       376,401       1,018,477  

Net income attributable to non-controlling interests

     (285     (458     (1,717     (1,792













Net income attributable to MPT common stockholders

   $ 129,638     $ 78,483     $ 374,684     $ 1,016,685  













Earnings per common share - basic:


Net income attributable to MPT common stockholders

   $ 0.26     $ 0.21     $ 0.87     $ 2.77  













Earnings per common share - diluted:


Net income attributable to MPT common stockholders

   $ 0.26     $ 0.21     $ 0.87     $ 2.76  













Weighted average shares outstanding - basic

     493,593       366,655       427,075       365,364  

Weighted average shares outstanding - diluted

     494,893       367,732       428,299       366,271  

Dividends declared per common share

   $ 0.26     $ 0.25     $ 1.02     $ 1.00  

(A) Includes $3.4 million and $14.8 million of ground lease and other expenses (such as property taxes and insurance) paid directly by us and reimbursed by our tenants for the three and twelve months ended December 31, 2019, respectively. These costs are required to be presented on a gross basis (with offset included in Interest and other income), following our adoption of the new lease accounting standard on January 1, 2019. We presented similar items in the prior year on a net basis.


Reconciliation of Net Income to Funds From Operations



(Amounts in thousands, except for per share data)    For the Three Months Ended     For the Twelve Months Ended  
     December 31, 2019     December 31, 2018     December 31, 2019     December 31, 2018  

FFO information:


Net income attributable to MPT common stockholders

   $ 129,638     $ 78,483     $ 374,684     $ 1,016,685  

Participating securities’ share in earnings

     (954     (2,877     (2,308     (3,685













Net income, less participating securities’ share in earnings

   $ 128,684     $ 75,606     $ 372,376     $ 1,013,000  

Depreciation and amortization

     53,497       39,406       183,921       143,720  

(Gain) loss on sale of real estate and other, net

     (20,467     1,437       (20,529     (671,385













Funds from operations

   $ 161,714     $ 116,449     $ 535,768     $ 485,335  

Write-off of straight-line rent and other, net of tax benefit

     8,307       387       15,539       18,002  

Unutilized financing fees

     1,233       —         6,106       —    

Release of income tax valuation allowance

     —         (4,405     —         (4,405

Acquisition costs, net of tax benefit

     —         —         —         2,072  













Normalized funds from operations

   $ 171,254     $ 112,431     $ 557,413     $ 501,004  

Share-based compensation

     10,069       4,810       32,188       16,505  

Debt costs amortization

     2,761       1,991       9,675       7,534  

Straight-line rent revenue and other

     (48,836     (30,528     (145,598     (105,072













Adjusted funds from operations

   $ 135,248     $ 88,704     $ 453,678     $ 419,971  













Per diluted share data:


Net income, less participating securities’ share in earnings

   $ 0.26     $ 0.21     $ 0.87     $ 2.76  

Depreciation and amortization

     0.11       0.11       0.43       0.39  

(Gain) loss on sale of real estate and other, net

     (0.04     —         (0.05     (1.83













Funds from operations

   $ 0.33     $ 0.32     $ 1.25     $ 1.32  

Write-off of straight-line rent and other, net of tax benefit

     0.02       —         0.04       0.05  

Unutilized financing fees

     —         —         0.01       —    

Release of income tax valuation allowance

     —         (0.01     —         (0.01

Acquisition costs, net of tax benefit

     —         —         —         0.01  













Normalized funds from operations

   $ 0.35     $ 0.31     $ 1.30     $ 1.37  

Share-based compensation

     0.02       0.01       0.08       0.05  

Debt costs amortization

     0.01       0.01       0.02       0.02  

Straight-line rent revenue and other

     (0.11     (0.09     (0.34     (0.29













Adjusted funds from operations

   $ 0.27     $ 0.24     $ 1.06     $ 1.15  














(A) Certain line items above (such as real estate depreciation) include our share of such income/expense from unconsolidated joint ventures. These amounts are included with the activity of all of our equity interests in the “Earnings from equity interests” line on the consolidated statements of income.

(B) Investors and analysts following the real estate industry utilize funds from operations, or FFO, as a supplemental performance measure. FFO, reflecting the assumption that real estate asset values rise or fall with market conditions, principally adjusts for the effects of GAAP depreciation and amortization of real estate assets, which assumes that the value of real estate diminishes predictably over time. We compute FFO in accordance with the definition provided by the National Association of Real Estate Investment Trusts, or NAREIT, which represents net income (loss) (computed in accordance with GAAP), excluding gains (losses) on sales of real estate and impairment charges on real estate assets, plus real estate depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.

In addition to presenting FFO in accordance with the NAREIT definition, we also disclose normalized FFO, which adjusts FFO for items that relate to unanticipated or non-core events or activities or accounting changes that, if not noted, would make comparison to prior period results and market expectations less meaningful to investors and analysts. We believe that the use of FFO, combined with the required GAAP presentations, improves the understanding of our operating results among investors and the use of normalized FFO makes comparisons of our operating results with prior periods and other companies more meaningful. While FFO and normalized FFO are relevant and widely used supplemental measures of operating and financial performance of REITs, they should not be viewed as a substitute measure of our operating performance since the measures do not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, which can be significant economic costs that could materially impact our results of operations. FFO and normalized FFO should not be considered an alternative to net income (loss) (computed in accordance with GAAP) as indicators of our financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of our liquidity.

We calculate adjusted funds from operations, or AFFO, by subtracting from or adding to normalized FFO (i) non-cash revenue, (ii) non-cash share-based compensation expense, and (iii) amortization of deferred financing costs. AFFO is an operating measurement that we use to analyze our results of operations based on the receipt, rather than the accrual, of our rental revenue and on certain other adjustments. We believe that this is an important measurement because our leases generally have significant contractual escalations of base rents and therefore result in recognition of rental income that is not collected until future periods, and costs that are deferred or are non-cash charges. Our calculation of AFFO may not be comparable to AFFO or similarly titled measures reported by other REITs. AFFO should not be considered as an alternative to net income (calculated pursuant to GAAP) as an indicator of our results of operations or to cash flow from operating activities (calculated pursuant to GAAP) as an indicator of our liquidity.


Annual Run-Rate Guidance Reconciliation



     Annual Run-Rate Guidance - Per  Share(1)  
     Low      High  

Net income attributable to MPT common stockholders

   $ 1.24      $ 1.27  

Participating securities’ share in earnings

     —          —    







Net income, less participating securities’ share in earnings

   $ 1.24      $ 1.27  

Depreciation and amortization

     0.41        0.41  







Funds from operations

   $ 1.65      $ 1.68  

Other adjustments

     —          —    







Normalized funds from operations

   $ 1.65      $ 1.68  









The guidance is based on current expectations and actual results or future events may differ materially from those expressed in this table, which is a forward-looking statement within the meaning of the federal securities laws. Please refer to the forward-looking statement included in this press release and our filings with the Securities and Exchange Commission for a discussion of risk factors that affect our performance.

Pro Forma Total Gross Assets



(Amounts in thousands)    December 31, 2019  

Total Assets

   $ 14,467,331  



Binding real estate commitments on new investments(2)


Unfunded amounts on development deals and commenced capital improvement projects(3)


Accumulated depreciation and amortization


Incremental gross assets of our joint ventures(4)


Proceeds from new £700 million 5-year term loan effective January 6, 2020




Cash used for funding the transactions above
(including the proceeds from the £700 million term loan)





Pro Forma Total Gross Assets(5)

   $ 16,529,274  






Reflects the acquisition of 30 facilities in the United Kingdom on January 8, 2020.


Includes $41.7 million unfunded amounts on ongoing development projects and $121.7 million unfunded amounts on capital improvement projects and development projects that have commenced rent.


Adjustment to reflect our share of our joint ventures’ gross assets.


Pro forma total gross assets is total assets before accumulated depreciation/amortization and assumes all real estate binding commitments on new investments and unfunded amounts on development deals and commenced capital improvement projects are fully funded using cash on hand. We believe pro forma total gross assets is useful to investors as it provides a more current view of our portfolio and allows for a better understanding of our concentration levels as our binding commitments close and our other commitments are fully funded.

View differences made from one to another to evaluate 's financial trajectory

Compare SEC Filings Year-over-Year (YoY) and Quarter-over-Quarter (QoQ)
Sample 10-K Year-over-Year (YoY) Comparison

Compare this 8-K Corporate News to its predecessor by reading our highlights to see what text and tables were  removed  ,   added    and   changed   by .


Never Miss A New SEC Filing Again

Real-Time SEC Filing Notifications
Screenshot taken from Gmail for a new 10-K Annual Report
Last10K.com Member Feature

Receive an e-mail as soon as a company files an Annual Report, Quarterly Report or has new 8-K corporate news.


We Highlighted This SEC Filing For You

SEC Filing Sentiment Analysis - Bullish, Bearish, Neutral
Screenshot taken from Wynn's 2018 10-K Annual Report
Last10K.com Member Feature

Read positive and negative remarks made by management in their entirety without having to find them in a 10-K/Q.


Widen Your SEC Filing Reading Experience

Increased Reading Area for SEC Filings
Screenshot taken from Adobe Inc.'s 10-Q Quarterly Report
Last10K.com Member Feature

Remove data columns and navigations in order to see much more filing content and tables in one view


Uncover Actionable Information Inside SEC Filings

SEC Filing Disclosures
Screenshot taken from Lumber Liquidators 10-K Annual Report
Last10K.com Member Feature

Read both hidden opportunities and early signs of potential problems without having to find them in a 10-K/Q


Adobe PDF, Microsoft Word and Excel Downloads

Download Annual and Quarterly Reports as PDF, Word and Excel Documents
Screenshots of actual 10-K and 10-Q SEC Filings in PDF, Word and Excel formats
Last10K.com Member Feature

Export Annual and Quarterly Reports to Adobe PDF, Microsoft Word and Excel for offline viewing, annotations and analysis


FREE Financial Statements

Download Annual and Quarterly Reports as PDF, Word and Excel Documents
Screenshot of actual balance sheet from company 10-K Annual Report
Last10K.com Member Feature

Get one-click access to balance sheets, income, operations and cash flow statements without having to find them in Annual and Quarterly Reports

Continue for FREE

Log in with your credentials


Forgot your details?

Create Account