Real Estate Investments (Tables)

9 Months Ended

Sep. 30, 2025

Summary of investments in owned properties

The following tables summarize our investments in owned properties at September 30, 2025 (dollar amounts in thousands):


								Average
			Percentage		Number	Number of		Investment
	Gross		of		of	SNF	SH	per
Type of Property	Investment		Investment		Properties ⁽¹⁾	Beds	Units	Bed/Unit
Seniors Housing-NNN	$	538,256	33.7	%	56	—	3,404	$	158.12
Seniors Housing-SHOP		446,527	28.0	%	21	—	1,577	$	283.15
Seniors Housing		984,783	61.7	%	77	—	4,981	$	197.71
Skilled Nursing		599,663	37.5	%	50	6,113	236	$	94.45
Other ⁽²⁾		12,005	0.8	%	1	118	—		n/a
Total	$	1,596,451	100.0	%	128	6,231	5,217

(1)	We own properties in 23 states.

(2)	Includes three parcels of land held-for-use, and one behavioral health care hospital.

Schedule of investments in owned real estate properties


	NNN					SHOP					Total
			Percentage		Number			Percentage		Number			Percentage		Number
	Gross		of		of	Gross		of		of	Gross		of		of
Type of Property	Investment		Investment		Properties	Investment		Investment		Properties	Investment		Investment		Properties
Seniors Housing	$	538,256	33.7	%	56	$	446,527	28.0	%	21	$	984,783	61.7	%	77
Skilled Nursing		599,663	37.5	%	50		—	—	%	—		599,663	37.5	%	50
Other		12,005	0.8	%	1		—	—	%	—		12,005	0.8	%	1
Total	$	1,149,924	72.0	%	107	$	446,527	28.0	%	21	$	1,596,451	100.0	%	128

Schedule of Capital improvement projects

During the nine months ended September 30, 2025 and 2024, we invested in the following capital improvement projects in our owned properties (dollar amounts in thousands):


	Nine Months Ended September 30,
Type of Property	2025				2024
	NNN		SHOP		NNN		SHOP
Seniors Housing Communities	$	2,648	$	2,425	$	8,663	$	—
Skilled Nursing Centers		1,600		—		1,245		—
Total	$	4,248	$	2,425	$	9,908	$	—

Summary of the carrying amount of intangible assets


	September 30, 2025								December 31, 2024
					Accumulated								Accumulated
Assets		Cost			Amortization			Net		Cost			Amortization			Net
In-place leases	$	20,887	⁽¹⁾	$	(7,457)	⁽²⁾	$	13,430	$	11,047	⁽¹⁾	$	(6,758)	⁽²⁾	$	4,289
Tax abatement intangible	$	8,309	⁽³⁾	$	(1,616)	⁽³⁾	$	6,693	$	8,309	⁽³⁾	$	(1,097)	⁽³⁾	$	7,212

(1)	Included in the Buildings and improvements line item in our Consolidated Balance Sheets. Increase relates to acquisition of eight seniors housing communities during the third quarter of 2025 within our SHOP segment. See Owned Properties-SHOP below for more information.

(2)	Included in the Accumulated depreciation and amortization line item in our Consolidated Balance Sheets.

(3)	Included in the Prepaid expenses and other assets line item in our Consolidated Balance Sheets.

Schedule of future amortization expenses related to the intangible assets

The following table provides future amortization expenses related to the intangible assets at September 31, 2025 (in thousands):


			October-
			December
	Total		2025		2026		2027		2028		2029		2030		Thereafter
In-place leases ⁽¹⁾	$	13,430	$	1,021	$	4,036	$	3,913	$	2,892	$	493	$	424	$	651
Tax abatement intangible ⁽²⁾		6,693		174		692		692		692		692		692		3,059
	$	20,123	$	1,195	$	4,728	$	4,605	$	3,584	$	1,185	$	1,116	$	3,710

(1)	Recorded as depreciation expense excluded in the Depreciation and amortization line item on our Consolidated Statements of Income.

(2)	Recorded as Property tax expense on our Consolidated Statements of Income.

Schedule of triple-net lease extensions of real estate investments portfolio

The following table outlines information related to our Triple-Net lease extensions during the nine months ended September 30, 2025 (dollar amounts in thousands):

Number

Gross

Original

Extended

Type of Property

Investment

Properties

Beds/Units

State

Maturity

68,767

461

IL, MI, OH

May 31, 2025

May 31, 2026

SNF

53,339

782

AL, NM

April 30, 2026

⁽¹⁾

April 30, 2031

32,361

159

GA, SC

December 31, 2025

December 31, 2026

25,704

February 28, 2025

February 28, 2026

SNF

13,053

211

February 28, 2026

February 28, 2031

SNF

5,275

141

December 31, 2025

⁽²⁾

December 31, 2026

198,499

1,842

(1)	During the third quarter of 2025, Genesis Healthcare, Inc. (“Genesis”) filed for Chapter 11 bankruptcy. Genesis has paid their contractual rent through November 2025.

(2)	The purchase option window provided in the master lease, which expired on December 31, 2024, was extended for another year to December 31, 2025. During the third quarter of 2025, the operator provided an election notice to exercise its purchase option.

Summary of components of our rental income

The following table summarizes components of our rental income for the three and nine months ended September 30, 2025 and 2024 (in thousands):


	Three Months Ended						Nine Months Ended
	September 30,						September 30,
Rental Income		2025			2024			2025			2024
Contractual cash rental income	$	27,079	⁽¹⁾	$	29,215	⁽¹⁾	$	84,781	⁽²⁾	$	89,142	⁽²⁾
Variable cash rental income ⁽³⁾		2,582			3,194			8,448			9,830
Straight-line rent (adjustment) income		(372)			37			(1,447)	⁽⁴⁾		(561)	⁽⁴⁾
Adjustment of lease incentives and rental income		(1,271)	⁽⁵⁾		—			(1,763)	⁽⁶⁾		(321)	⁽⁷⁾
Amortization of lease incentives		(176)			(188)			(556)			(626)
Total	$	27,842		$	32,258		$	89,463		$	97,464

(1)	Decreased primarily due to the conversion of 13 communities from Triple-Net to our new SHOP segment and lower rent from property sales, partially offset by rent increases from fair-market rent resets, escalations and capital improvements.

(2)	Decreased primarily due to (1) above and the turnaround impact of one-time revenue received in 2024 related to the repayment of $2,377 of rent credit in connection with a sale.

(3)	The variable rental income includes reimbursement of real estate taxes by our lessees. Decrease primarily due to conversion of 13 communities from Triple-Net to our new SHOP segment and property sales.

(4)	Straight-line rental income decreased primarily due to scheduled annual escalations partially offset by lease extensions.

(5)	In connection with Genesis’ on-going Chapter 11 bankruptcy filing, we wrote-off the Genesis straight-line rent receivable balance of $1,271.

(6)	Relates to explanation (5) above and the write-off of a straight-line rent receivable of $243 and a lease incentive balance of $249 in connection with the termination of two existing leases with the same operator, and combining them into a single master lease.

(7)	Represents a lease incentive balance write-off as a result of converting a lease to fair-market rent resets.

Summary of information about purchase options included in our lease agreements

Some of our lease agreements provide purchase options allowing the lessees to purchase the properties they currently lease from us. The following table summarizes information about purchase options included in our lease agreements (dollar amounts in thousands):


			Type	Number
Option			of	of		Gross		Net Book
Window		State	Property	Properties		Investments ⁽¹⁾		Value
2024-2028	⁽²⁾	North Carolina	SH	4	$	41,000	$	41,000
2024-2028	⁽²⁾	North Carolina/ South Carolina	SH	13		122,460		122,460
2025	⁽³⁾	Tennessee	SNF	2		5,275		2,016
2025-2027	⁽⁴⁾	Florida	SNF	3		76,545		76,545
2025-2029	⁽⁵⁾	North Carolina	SH	11		122,195		122,195
2026		South Carolina	SH	1		11,719		7,564
2027		Georgia/South Carolina	SH	2		32,361		24,250
2027-2029	⁽⁶⁾	Oklahoma	SH	4		9,052		3,069
2027-2029	⁽⁷⁾	Texas	SNF	4		52,726		47,924
2029		Colorado/Kansas/Ohio/Texas	SH	17		65,554		29,266
2029		North Carolina	SH	5		15,239		6,970
		Total		66	$	554,126	$	483,259

(1)	Gross investments include previously recorded impairment losses, if any.

(2)	The purchase option can be exercised through 2028, with an exit Internal Rate of Return (“IRR”) of 8.0%. These assets are accounted for as financing receivables. For more information see Financing Receivables below.

(3)	The purchase option window which expired on December 31, 2024, was extended for another year to December 31, 2025. During the third quarter of 2025, the operator provided an election notice to exercise its purchase option.

(4)	These assets are accounted for as financing receivables. For more information see Financing Receivables below. Subsequent to September 30, 2025, the operator provided notice of its intent to exercise its purchase option.

(5)	The operator has the option to buy the properties in multiple tranches and in serial closings approved by LTC with an exit IRR of 9.0% on any portion of the properties being purchased. These assets are accounted for as financing receivables. For more information see Financing Receivables below.

(6)	The purchase option can be exercised starting in November 2027 through October 2029 if the lessee exercises its four-year extension option under the master lease.

(7)	The operator may elect to either receive an earn-out payment or exercise its purchase option. If neither option is elected within the timeframe defined in the lease, both elections are terminated. For more information regarding the earn-out see Note 12. Commitments and Contingencies.

Schedule of properties held-for-sale

The following summarizes our held-for-sale properties as of September 30, 2025 and December 31, 2024 (dollar amounts in thousands):

Type

Number

Gross

Accumulated

State

Property

Properties

Beds/units

Investment

Depreciation

At September 30, 2025

CA/FL/VA

SNF

⁽¹⁾

896

71,742

(29,284)

At December 31, 2024

⁽²⁾

2,016

(1,346)

(1)	These centers were sold subsequent to September 30, 2025. See footnote (2) to the Properties Sold table below for additional information.

(2)	This community was sold during the first quarter of 2025. Upon sale, the community was removed from a master lease covering five SHs in Oklahoma and rent under the master lease was not reduced as a result of the sale.

Summary of acquisitions


						Total		Number	Number
		Purchase		Transaction			Acquisition	of	of
Year	Type of Property	Price		Costs			Costs	Properties	Beds/Units
2025	n/a	$	—	$	—	$	—	n/a	n/a
2024	OTH ⁽¹⁾		300		19		319	—	—

(1)	During the nine months ended September 30, 2024, we acquired a parcel of land in Kansas adjacent to an existing community operated by Brookdale. Rent was increased by 8.0% of our total cost of the investment.

Schedule of property sold

The following table summarizes property sales during the nine months ended September 30, 2025 and 2024 (dollar amounts in thousands):


			Type	Number	Number
			of	of	of		Sales			Carrying			Net
Year		State	Properties	Properties	Beds/Units		Price			Value			(Loss) Gain ⁽¹⁾
2025	⁽²⁾	Ohio	SH	1	39	$	1,000		$	670		$	236
		Ohio⁽³⁾	n/a	—	—		1,800			1,342			340
		Oklahoma	SH	1	29		670			670			(96)
		Texas	n/a	1	—		2,880			3,266			(715)
Total				3	68	$	6,350		$	5,948		$	(235)

2024		Florida	SH	1	60	$	4,500		$	4,579		$	(289)
		Texas	SH	5	208		1,600			1,282			(390)
		Texas	SH	2	—		500			389			—
		Texas	SH	1	80		7,959			4,314			3,635
		Wisconsin	SH	1	110		20,193	⁽⁴⁾		16,195	⁽⁴⁾		3,986
		n/a	n/a	—	—		—			—			(60)	⁽⁵⁾
Total				10	458	$	34,752		$	26,759		$	6,882

(

(1)	Calculation of net (loss) gain includes cost of sales and write-off of straight-line receivable and lease incentives, when applicable.

(2)

Subsequent to September 30, 2025, we sold two skilled nursing centers in Florida totaling 240 beds for $43,000. We received $41,900 of net proceeds and expect to record a gain on sale of approximately $26,000. The properties had a gross book value of $23,900 and a net book value of $16,000. Additionally, we sold five skilled nursing centers in Virginia (4) and California (1) with a total of 656 beds for an aggregate sales price of $79,950. We will use the total proceeds of $78,900 in a 1031 exchange for the acquisitions within our SHOP segment and anticipate recording an aggregate gain on sale of approximately $52,000. These seven properties which were classified as held-for-sale at September 30, 2025, had an aggregate gross book value and net book value of $71,742 and $42,458, respectively.

(3)	We sold a parcel of land adjacent to a memory care community within our portfolio.

(4)	Represents the price to sell our portion of interest in a JV, net of the JV partner’s $2,305 contributions in the joint venture.

(5)	We recognized additional loss due to additional incurred costs related to properties sold during 2023.

Schedule of total acquisition costs allocated to assets acquired

The following table presents the total acquisition costs allocated to assets acquired (in thousands):


	Amount
Land	$	12,884
Buildings and improvements		256,462
Total acquisition costs	$	269,346

Schedule of owned real estate properties by segment

The following table provides information regarding our SHOP segment as of September 30, 2025 (dollar amounts in thousands):


						Average
				Number	Number	Investment
		Gross		of	of	per
State	Investment			Properties	Beds/Units	Unit
Wisconsin	$	217,165		6	620	$	350.27
Illinois		57,998		4	264	$	219.69
California		48,695		2	133	$	366.13
Colorado		41,744		4	228	$	183.09
Kentucky		39,684		2	158	$	251.16
Kansas		26,220		2	114	$	230.00
Ohio		15,021		1	60	$	250.35
Total	$	446,527	⁽¹⁾	21	1,577	$	283.15

(1)	Subsequent to September 30, 2025, we acquired within our SHOP segment an 88-unit seniors housing community in Georgia for $22,900. In conjunction with the acquisition, we entered into a management agreement with an operator new to us.

Schedule of investments in financing receivables

The following tables provide information regarding our investments in financing receivables at September 30, 2025 (dollar amounts in thousands):


									Type	Number	Number		Investment
Interest		Investment				Gross		LTC	of	of	of		per
Rate		Year	Maturity	State		Investments		Investment	Properties	Properties	Beds/Units		Bed/Unit
7.25%	⁽¹⁾	2022	2032	FL	$	76,545	$	62,220	SNF	3	299	$	256.00
7.25%	⁽²⁾	2023	2033	NC		122,196		119,280	SH	11	523	$	233.64
7.25%	⁽³⁾	2024	2034	NC/SC		122,460		64,450	SH	13	523	$	234.15
7.25%	⁽⁴⁾	2024	2034	NC		41,000		37,985	SH	4	217	$	188.94
Total					$	362,201	$	283,935		31	1,562

(1)	A purchase option available to the seller-lessee is exercisable at the beginning of the fourth lease year (2025) through the end of the fifth lease year (2027), with an exit IRR of 8.5%. Subsequent to September 30, 2025, the operator provided notice of its intent to exercise its purchase option.

(2)	The seller-lessee has the option to buy the properties in multiple tranches and in serial closings approved by LTC with an exit IRR of 9.0% on any portion of the properties being purchased.

(3)

During the second quarter of 2024, we funded an additional $5,546 under a mortgage loan receivable due from an ALG affiliate secured by 13 ALFs and MCs located in North Carolina (12) and South Carolina (1). We then entered into a newly formed $122,460 JV with ALG, whereby we exchanged our $64,450 mortgage loan receivable for a 53% controlling interest in the JV. Concurrently, ALG contributed these properties to the joint venture for a 47% non-controlling interest. The JV leased the properties to an ALG affiliate under a 10-year master lease, with two five-year renewal options and provided the seller-lessee with a purchase option exercisable through 2028, with an exit IRR of 8.0%.

(4)

During the second quarter of 2024, we funded an additional $2,766 under a mortgage loan receivable due from an ALG affiliate secured by four ALFs located in North Carolina. We then entered into a newly formed $41,000 JV with ALG, whereby we exchanged $37,985 mortgage loan receivables for a 93% controlling interest in the JV. Concurrently, ALG contributed these properties and a parcel of land to the joint venture for a 7% non-controlling interest. The JV leased the properties to an ALG affiliate under a 10-year master lease, with two five-year renewal options and provided the seller-lessee with a purchase option exercisable through 2028, with an exit IRR of 8.0%.

Summary of investments in mortgage loans secured by first mortgages

The following table sets forth information regarding our investments in mortgage loans secured by first mortgages at September 30, 2025 (dollar amounts in thousands):


							Type	Percentage		Number of				Investment
				Gross			of	of				SNF	SH	per
Interest Rate		Maturity	State	Investment			Property	Investment		Loans ⁽²⁾	Properties ⁽³⁾	Beds	Units	Bed/Unit
7.8%		2025	FL	$	15,956		SH	4.0	%	1	1	—	112	$	142.46
7.3%		2026	NC		10,750		SH	2.7	%	1	1	—	45	$	238.89
8.8%		2026	MI		16,486		SH	4.2	%	1	1	—	85	$	193.95
9.0%	⁽⁴⁾	2030	IL		1,177		UDP	0.3	%	1	—	—	—	$	—
8.5%		2030	FL		39,330		SH	10.0	%	1	1	—	250	$	157.32
8.3%		2030	CA		55,350		SH	14.1	%	1	2	—	171	$	323.68
11.1%	⁽⁵⁾	2043	MI		180,388		SNF	45.8	%	1	14	1,749	—	$	103.14
10.1%	⁽⁶⁾	2045	MI		39,700		SNF	10.1	%	1	4	480	—	$	82.71
10.5%	⁽⁶⁾	2045	MI		19,650		SNF	5.0	%	1	2	201	—	$	97.76
10.8%	⁽⁶⁾	2045	MI		14,800		SNF	3.8	%	1	1	146	—	$	101.37
Total				$	393,587	⁽¹⁾		100.0	%	10	27	2,576	663	$	121.51

(1)	Excludes the impact of the credit loss reserve.

(2)	Some loans contain certain guarantees and provide for certain facility fees.

(3)	Our mortgage loans are secured by properties located in five states with six borrowers.

(4)

During 2024, we committed to fund a $26,120 mortgage loan for the construction of a 116-unit ILF, ALF and MC located in Illinois. The borrower contributed $12,300 of equity which initially funded the construction. During the third quarter of 2025, we began funding the commitment. The loan bears interest at a current rate of 9.0% and an IRR of 9.5%.

(5)

During the three months ended September 30, 2025, we modified the mortgage loan with Prestige Healthcare (“Prestige”), the borrower, to increase the current interest paid by the borrower from 8.5% to the full contractual interest rate of 11.14% and escalated annually. The modification was effective July 1, 2025. Additionally, the modification provides Prestige an option to prepay their mortgage loan at par without penalty within a 12-month window beginning in July 2026. Prestige will have to provide us with a 90-day notice of its intention to exercise the option, and the ability for Prestige to exercise the pre-payment option is contingent on several factors including Prestige being current and in good standing on all its mortgage loans with LTC and obtaining replacement financing. In conjunction with the loan modification and the penalty-free early payoff option, we wrote-off $41,455 of interest previously accrued related to this mortgage loan. For more information related to the effective interest write-off see additional discussion below.

(6)	Mortgage loans provide for 2.25% annual increases in the interest rate.

Schedule of mortgage loan activity

The following table summarizes our mortgage loan activity for the nine months ended September 30, 2025 and 2024 (in thousands):


	Nine Months Ended September 30,
	2025			2024
Originations and funding under mortgage loans receivable	$	99,590	⁽¹⁾	$	19,078	⁽²⁾
Exchange of mortgage loans for controlling interests in joint ventures accounted for as financing receivables		—			(102,435)	⁽³⁾
Pay-offs received		(21,281)			(34,094)
Application of interest reserve		—			169
Scheduled principal payments received		(450)			(380)
Mortgage loan premium amortization		(6)			(4)
(Provision) recovery for loan loss reserve		(779)			1,176
Net increase (decrease) in mortgage loans receivable	$	77,074		$	(116,490)

(1)	Includes the following:

(a)

$55,350 under a $57,550 mortgage loan commitment secured by two ALF/MC with a total of 171 units in California. The loan term is five years at a rate of 8.3%;

(b)

$39,330 under a $42,300 mortgage loan commitment secured by a 250-unit ILF, ALF and MC in Florida. The loan term is five years at a fixed rate of 8.5%;

(c)

$3,733 under a $19,500 mortgage loan commitment for the construction of an 85-unit ALF and MC in Michigan. The borrower contributed $12,100 of equity upon origination in July 2023, which was used to initially fund the construction. Our remaining commitment is $3,013. The interest-only loan term is approximately three years at a rate of 8.75%, and includes two one-year extensions, each of which is contingent on certain coverage thresholds; and

(d)

$1,177 under a $26,120 mortgage loan commitment for the construction of a 116-unit ILF, ALF and MC located in Illinois. The borrower contributed $12,300 of equity which was used to initially fund the construction. During the third quarter of 2025, we began funding this commitment. Our remaining commitment is $24,943. The loan bears interest at a current rate of 9.0% and an IRR of 9.5%.

(2)	Includes the following:

(a)

$9,999 under a $19,500 mortgage loan commitment. For an explanation of the terms and other relevant information related to this mortgage loan see (1) (c) above;

(b)

$5,546 of additional funding under a mortgage loan receivable agreement with an ALG affiliate secured by 13 ALFs and MCs in North Carolina (12) and South Carolina (1). During the three months ended June 30, 2024, we exchanged this $64,450 mortgage loan receivable for a controlling interest in a JV investment with an ALG affiliate. See Financing Receivables above for more information;

(c)

$2,766 of additional funding under a mortgage loan receivable agreement with an ALG affiliate secured by four ALFs in North Carolina. During the three months ended June 30, 2024, we exchanged this $37,985 mortgage loan receivable for a controlling interest in a JV investment with an ALG affiliate. See Financing Receivables above for more information; and

(d)

$767 of additional funding.

(3)	Includes the following:

(a)

$64,450 mortgage loan receivable due from an ALG affiliate was exchanged for a controlling interest in a JV. See (2)(b) above for more information;

(b)

$37,985 mortgage loan receivable due from an ALG affiliate was exchanged for a controlling interest in a JV. See (2)(c) above for more information;

Seniors housing operating portfolio segment

Real Estate Properties [Line Items]

Summary of acquisitions

The following table summarizes acquisitions within our SHOP segment during the nine months ended September 30, 2025 (dollar amounts in thousands):


							Total			Number	Number
		Purchase			Transaction		Acquisition			of	of
Type of Property	State	Price			Costs		Costs			Properties	Beds/Units
SH	CA	$	35,200		$	247	$	35,447		1	67
SH	KY		39,500			184		39,684		2	158
SH	WI		194,050			165		194,215		5	520
		$	268,750	⁽¹⁾	$	596	$	269,346	⁽²⁾	8	745

(1)	Subsequent to September 30, 2025, we acquired an 88-unit seniors housing community within our SHOP segment in Georgia for $22,900. In conjunction with the acquisition, we entered into a management agreement with an operator new to us.

(2)	Includes $1,176 related to property tax prorations.

LTC PROPERTIES INC 10-Q