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    Michael Stroyeck • Green Street Advisors, LLC

    Michael Stroyeck's questions to Sabra Health Care REIT Inc (SBRA) leadership

    Michael Stroyeck's questions to Sabra Health Care REIT Inc (SBRA) leadership • Q2 2025

    Question

    Michael Stroyeck from Green Street Advisors, LLC asked about the current rate of wage increases for operators, any differences between SNF and senior housing, and whether any specific markets are experiencing particularly tight labor conditions.

    Answer

    CEO Rick Matros reported that wage increases are stable at around 4% for both skilled nursing and senior housing, a level that has held since a major adjustment in 2022. He noted that reaching pre-pandemic employment levels proves this strategy is working. He added that while there are varying degrees of improvement, no single market is experiencing 'undue suffering' from labor tightness.

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    Michael Stroyeck's questions to Sabra Health Care REIT Inc (SBRA) leadership • Q4 2024

    Question

    Michael Stroyeck of Green Street Advisors inquired about the reasons for passing on SHOP deals and the drivers behind the significant increase in SNF coverage.

    Answer

    EVP Talya Nevo-Hacohen cited a focus on asset quality, market viability, and relationships, not just price. CEO Rick Matros and CFO Michael Costa explained the SNF coverage jump was due to operating leverage from occupancy gains and substantial Medicaid rate increases that recently took effect.

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    Michael Stroyeck's questions to Sabra Health Care REIT Inc (SBRA) leadership • Q3 2024

    Question

    Michael Stroyeck of Green Street asked for a quantification of the flow-through from incremental occupancy to NOI in the SHOP business. He also inquired about the drivers behind the increase in SNF transaction opportunities and the types of sellers becoming more active.

    Answer

    EVP & CIO Talya Nevo-Hacohen explained that the nearly flat exPOR (expense per occupied room) demonstrates the operating leverage, with most incremental revenue flowing to the bottom line after variable costs. CEO Rick Matros stated that the increase in SNF opportunities is driven by sellers who had been waiting for their NOI to stabilize post-pandemic, allowing them to achieve a better price now that reimbursement rates are baked in.

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    Michael Stroyeck's questions to Omega Healthcare Investors Inc (OHI) leadership

    Michael Stroyeck's questions to Omega Healthcare Investors Inc (OHI) leadership • Q2 2025

    Question

    Michael Stroyeck of Green Street Advisors, LLC asked about the current wage inflation operators are experiencing and whether there are meaningful differences in wage growth between the SNF and senior housing portfolios or by specific job roles.

    Answer

    Megan Kroll, SVP of Operations, responded that wage growth has normalized to typical inflationary increases, moving past the volatility of the post-COVID era. She noted no significant difference between SNF and senior housing wages, though hiring for Certified Nursing Assistants (CNAs) remains a challenge that operators are managing through a focus on workplace culture.

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    Michael Stroyeck's questions to Ventas Inc (VTR) leadership

    Michael Stroyeck's questions to Ventas Inc (VTR) leadership • Q2 2025

    Question

    Michael Stroyeck asked about the potential impact of the CMS proposal to eliminate the inpatient-only procedure list on the expansion of outpatient services. He also inquired about the performance and stabilization outlook for the post-acute portfolio.

    Answer

    Robert Probst, EVP & CFO, stated that the push toward outpatient settings has 'stepped up a level or two,' which he described as 'great for our business.' Debra Cafaro, Chairman & CEO, added that the post-acute portfolio's performance is improving as expected and should continue to strengthen as occupancies rise.

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    Michael Stroyeck's questions to Ventas Inc (VTR) leadership • Q1 2025

    Question

    Michael Stroyeck from Green Street asked for details on the Research segment's tenant base, specifically the percentage in traditional biotech and their average lease term, and inquired about the expected occupancy trend over the next year.

    Answer

    EVP Peter Bulgarelli detailed that 75% of tenants are investment grade, with about 12% of the portfolio being earlier-stage biotech or innovation space with typical lease terms of 5-10+ years. CEO Debra A. Cafaro reaffirmed the OMAR same-store NOI guidance of 2-3% and noted strong institutional leasing demand. EVP J. Hutchens added that redevelopments are temporarily impacting total portfolio occupancy.

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    Michael Stroyeck's questions to Ventas Inc (VTR) leadership • Q3 2024

    Question

    Michael Stroyeck from Green Street asked about the remaining NOI and occupancy upside in the legacy Lillibridge medical office portfolio and requested details on a recent secured loan investment.

    Answer

    Executive Peter Bulgarelli reported that the growth outlook for the legacy Lillibridge portfolio is now stronger than at acquisition due to significant operational improvements. CEO Debra Cafaro added there is over 8% of occupancy upside remaining. J. Hutchens described the secured loan as a high-yield investment on a premier Seattle senior housing asset with a right of first offer (ROFO).

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    Michael Stroyeck's questions to Healthpeak Properties Inc (DOC) leadership

    Michael Stroyeck's questions to Healthpeak Properties Inc (DOC) leadership • Q2 2025

    Question

    Michael Stroyeck from Green Street Advisors, LLC asked what percentage of the at-risk tenant base needs capital in the near term (3-6 months) and questioned if lower new lease rents were due to mix or market pressure.

    Answer

    CEO Scott Brinker clarified that the 10% figure represents all small-cap/private biotech, not the "watch list," and that only a handful within that group are being monitored closely for near-term capital needs. CDO & Head of Lab Scott Bohn attributed the lower new lease rent average to a specific large deal with a robotics R&D tenant (not a wet lab), noting the rent on that space was still a 15% increase over the previous tenant.

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    Michael Stroyeck's questions to American Healthcare REIT Inc (AHR) leadership

    Michael Stroyeck's questions to American Healthcare REIT Inc (AHR) leadership • Q1 2025

    Question

    Michael Stroyeck from Green Street asked about the expected cap rates and sale timing for the 12 outpatient assets removed from the same-store pool and sought an explanation for the deceleration in Trilogy's Senior Housing average daily rate (ADR) growth.

    Answer

    CIO Stefan Oh stated the outpatient assets are a mixed bag, making an average cap rate difficult to pinpoint. COO Gabe Willhite confirmed two have sold and two are under contract, with the goal of refining the portfolio. President and CEO Danny Prosky explained the ADR deceleration was due to a bed mix shift toward lower-rate, higher-margin independent living villas, not a lack of pricing power, noting a ~6% rate increase was still implemented.

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    Michael Stroyeck's questions to American Healthcare REIT Inc (AHR) leadership • Q4 2024

    Question

    Michael Stroyeck asked about the potential floor for Medicaid as a percentage of revenue at Trilogy. He also inquired about the outpatient medical business, asking where occupancy might trough and if there are additional known move-outs.

    Answer

    President and CEO Danny Prosky and COO Gabriel Willhite explained that while Trilogy could physically pivot to 0% Medicaid, it's unlikely as it serves as a resident accommodation. They noted a cut severe enough to force this would cripple the broader SNF industry. For the outpatient portfolio, management expects occupancy to remain in the high 80s, acknowledging known move-outs from April to November could cause a trough in late Q2 or Q3 2025, which they are actively working to backfill.

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