Medical Properties Trust, Inc. Price & Performance (MPW)

Thank you and good morning.

Welcome to the Medical Properties Trust conference call to discuss our fourth quarter and full year 2024 financial results. With me today are Edward K. Aldag, Jr, Chairman, President and Chief Executive Officer of the company Stephen Hamner, Executive Vice President and Chief Financial Officer Kevin Hanna, Senior Vice President Controller and Chief Accounting Officer Rosa Hooper, Senior Vice President of Operations and Secretary and Jason Frey, Managing Director, Asset Management and Underwriting. Our press release was distributed this morning and furnished on Form eight ks with the Securities and Exchange Commission. If you did not receive a copy, it is available on our website at medicalpropertiestrust.com in the Investor Relations section. Additionally, we're hosting a live webcast of today's call which you can access in that same section. During the course of this call, we will make projections and certain other statements that may be considered forward looking statements within the meaning of the Private Securities Litigation Reform Act of 1995.

These forward looking statements are subject to known and unknown risks, uncertainties and other factors that may cause our financial results and future events to differ materially from those expressed and or underlying such forward looking statements. We refer you to the company's reports filed with the Securities and Exchange Commission for a discussion of the factors that could cause the company's actual results or future events to differ materially from those expressed in this call. The information being provided today is as of this date only, and except as required by the federal securities laws, the company does not undertake a duty to update any such information. In addition, during the course of the conference call, we will describe certain non GAAP financial measures, which should be considered in addition to and not in lieu of comparable GAAP financial measures. Please note that in our press release, Medical Properties Trust has reconciled all non GAAP financial measures to the most directly comparable GAAP measures in accordance with Reg G. [indiscernible] You can refer to our website medicalpropertiestrust.com Medical, for the most directly comparable financial measures and related reconciliations. I will now turn the call over to our Chief Executive Officer, Ed Aldag.

Thank you, Charles, and thanks to all of you for joining us this morning on our fourth quarter twenty twenty four earnings call.

I'm pleased to be joined again today by Steve, Kevin, Rosa and Jason Before you hear from the rest of the team, I'll spend a few minutes covering a few in important recent strategic updates. We entered 2024 with a plan to execute $2,000,000,000 in liquidity transactions. We significantly outperformed that target by executing approximately $3,000,000,000 in liquidity transactions during the year.

Sales that repeatedly provided third party validation of our real estate underwriting. In early twenty twenty five, we were able to further strengthen our liquidity issuing more than $2,500,000,000 of seven year secured bonds at a blended coupon of 7.88 With this successful offering, we now have more than enough liquidity to cover all upcoming debt maturities through 2026. Taken together, these actions clearly showcase the resilience of our business model and demonstrate that our diverse global portfolio of hospital real estate remains very attractive to both real estate investors and operators. Last quarter, we discussed prospect Prospect Medical Group's liquidity challenges, primarily resulting from stalled sales process across various East Coast markets. In January, Prospect commenced Chapter 11 bankruptcy proceedings. Citing and concludes the factors leading up to this decision, ranging from the impacts of COVID-nineteen and labor cost inflation to reimbursement challenges to pension obligations.

This has been a very different process from Steward bankruptcy since the beginning. We've been working collaboratively with all other stakeholders including quickly engaging with prospects advisors to reach a consensual resolution of various issues. In a short time, we reached a global settlement agreement that will allow Prospect to more effectively market and sell its hospitals along with the related real estate and avoid the delays uncertainty and cost of a prolonged litigation. The proceeds from these asset sales will be allocated primarily to MP and prospects other creditors. We've also agreed to provide $25,000,000 in funding to supplement the new outside debtor in possession funding that Prospect obtained at the outset of the bankruptcy process. While this agreement remains subject to court approval, with this settlement in place, all parties should be moving forward with the same objectives and we believe this restructuring process will position us for enhanced recoveries. MPT has more than a twenty year track record of success A cornerstone to our underwriting process is to ensure that each facility is needed in their community, functioning like an infrastructure asset. Over the years, MPT has bought over 500 hospitals during our history and virtually all of those There is no better validation of our underwriting than the fact that we buy hospitals and the facilities stay open providing essential healthcare services to their respective communities.

While 2024 was a challenging year in many We are proud of our ability to remain relentlessly focused on delivering on our objectives. As a result of our team's extraordinary efforts throughout the year, we now have a stronger balance sheet and a more diverse operator mix. Global healthcare expenditures continue to grow hospital buildings are expensive, And one thing that's clear is hospitals need access to affordable capital to continue to innovate and serve patients in their communities. As such, we believe our business model is more important than ever. [indiscernible] In recent days, there has been very much focus in Washington on budget savings that may be possible through changes to Medical. We actually applaud and encourage this. First, and I make this point only because we have a number of new investors who may not be fully familiar with our business model.

MPT gets zero revenue from Medical. Certainly, some of our lessees do, but even that is a relatively small portion of total net revenue and moreover, it's not very profitable. So contributes little to our tenants' EBITDARM results. Second, an enormous amount of the cost of the government of Medicaid goes to programs that have nothing to do with hospitals and other true medical costs. And we believe that savings from potential Medicaid restructuring may be directed into actually providing acute healthcare to beneficiaries. We are entering 2025 with a great deal of confidence in our ability to continue to execute our strategy. The vast majority of our portfolio continues to generate predictable And as we said last quarter, assuming no additional changes to our portfolio, and inclusive of our share of real estate joint ventures, we expect total annualized cash rent of more than $1,000,000,000 once our new tenants are fully ramped. With our debt maturities covered through 2026, the road is clear for the rebound to take shape. Future is bright for MPT and we look forward to the year ahead. With that, I'll turn it over to Rosa.

Thank you, Eyad. Turning now to some of the highlights across our portfolio. We've seen a continuation of many of the same trends discussed last quarter.

Hospital fundamentals are clearly strengthening And against that backdrop, all asset types in our portfolio reported continued improvement in coverages on both a sequential and year over year basis. I'd like to begin today with what we see at the six new operators recently added to our portfolio. As we disclosed last year when we announced our new leases with these operators, contractual cash rent ramps up between January 2025 and October 2026. To an aggregate quarterly run rate of about $40,000,000 Only one of the tenants has been obligated to commence cash rent payments and has done so. The largest tenant is scheduled to commence cash rent payments on March 1, and recently fully paid that rent [indiscernible] HonorHealth now operates three owned hospitals in the Phoenix Metro Area. Representing approximately 300 of Honor's roughly 1,400 licensed beds in the area. Patient satisfaction scores are increasing and Honor is focused on physician alignment and upgrading facilities as they continue to progress towards volume recovery. Honor has also embarked on an impressive technology transformation efforts at these facilities. HSA took over operations at eight hospitals in South Florida, Texas and Louisiana. Notably, the first thing the HSA team did was stabilize the supply chain serving these hospitals.

This helped to clear a key hurdle to recruiting back many of the excellent surgeons that had previously left. Through extensive community outreach and improved relationships with EMS, HSA has also quickly increased both emergency department volumes and discharges across the portfolio. Weekly cash collections are improving and we are encouraged by several cost saving initiatives being implemented. Quorum Health assumed operations for two facilities in West Texas. Staff levels are increasing, [indiscernible] and support from the local team. Supplies are readily available again meaning patients no longer need to be diverted to other hospitals in the area. And fourth quarter inpatient volumes were up 35% versus 2023. Insight Health operates the Hillside And Trumbull facilities in Ohio. Where staff levels have stabilized and supplies have been readily available since they took over operations. At Trumbull, Insight plans to continue the surgical resident program. Expand the cardiac services department, and open a neuroscience center. College Health, which specializes in psychiatric care, is now operating one MPT behavioral health facility in Phoenix. In December, the facility received a limited license to open one of its 22 bed units and they are already at full capacity. College Health anticipates receiving the license to open the remainder of the facility during the first quarter.

Finally, a few weeks ago, in close collaboration with the Pennsylvania Attorney General, we reached an agreement for TenerHealth to take over operations at Sharon Hospital in Pennsylvania. Tenor's team impressed MPT local officials, and the attorney general with their plan to turnaround profitability at Sharon, by implementing superior clinical protocols expanding service lines with a focus on primary care, and outpatient services and implementing acuity based staffing models. In short, we are confident that all of these facilities are in better hands today and well positioned to deliver quality care to their local communities. New operators are taking the right steps to ramp operations and resume partial monthly rent payments this year. Turning to our more established portfolio of operations. We'll begin as we always do in Europe with The UK.

We where private medical insurance utilization has hit an all time high. Circle Health is a clear beneficiary of this trend reporting consistent growth in private medical insurance volumes. As mentioned last quarter, Circle's performance also continues to benefit from improved patient acuity mix. As more complex cases are now being addressed in the private sector. Circle continues to focus on being The UK's most innovative and technologically advanced hospital provider. With significant investments in robotics, AI, fully digital pathways, and online booking. [indiscernible] the largest independent mental health care provider in The UK, has continued to report steady performance with increased acuity mix, driving strong reimbursement trends. Revenue and EBITDA performance are both up by double digit percentages year over year. Behavioral health referral patterns from the NHS are expected to normalize in 2025 So Following minor disruption from the change in the UK government ruling party, in 2024. Turning to Priority's parent company, median in Germany has continued to deliver solid performance through the third quarter with year to date revenues outpacing prior year. Driven by increased occupancy, and an improving reimbursement rate environment. Swiss Medical Network reported an EBITDAR increase of more than 11% during the third quarter.

And cost optimization efforts. Following September's opening of the Genolia Innovation Hub, We received our first rental payments during the second half of the year. Turning to The U. S. Earnest Health's consolidated EBITDARM coverage remains excellent at 2.1x. With Ernest's legacy IRFs continuing to deliver coverages above 2.5x. As discussed last quarter, given the success of its first inpatient rehab unit, at the Provo LTAC, Ernest is progressing plans to implement this model at LTACH in other markets during 2025. Lifepoint Health continues to deliver strong top line growth driven by increased admissions. Konamaha Memorial has been the most significant driver of this. With discrete quarter admissions up 23% year over year.

Further, LifePoint reported significant year over year EBITDARM increases in October and November driven by increased admissions improved reimbursement rates, and benefits from supplemental funding programs. LifePoint Behavioral's consistent year over year admissions growth and strong labor cost management led to another quarter of improved operating performance. To further increase revenues looking ahead, Lifepoint Behavioral is particularly focused on increasing outpatient volumes. Scion Health's revenues increased by high single digits year over year.

Driven by higher admission volumes and patient days at its general acute facilities. Coupled with continued contract labor declines, trailing twelve month EBITDARM at Cion's General Acute facilities continues to increase sequentially and year over year. In closing, we are pleased with the continuation of strong performance trends across our portfolio this Our portfolio is better diversified than ever before and we are confident in the ability of these operators to generate sustainable cash flows for MPT over the near and long term. Kevin?

Thank you, Rosa. This morning, we reported a GAAP net loss of $413,000,000 normalized FFO of $0.18 per share and a GAAP net loss of $2,400,000 normalized FFO of $0.8 per share for the full year period. As we previewed in the January 29, eight ks filing, which accompanied our January senior secured notes offering, impairments and other adjustments related to prospects Chapter 11 bankruptcy process impacted our GAAP results resulted in adjustments to normalized FFO in the quarter by approximately $415,000,000 impairment along with a negative fair value adjustment related to PHB Holdings part of the bankruptcy, approximated roughly one third the previous investment [indiscernible] Adjustments to our various investments related to Prospect were made according to third party appraisals and proposed restructuring terms, which remain subject to court approval. Actual recoveries prospect related investment or as a whole, from those adjusted book values. Further, we impaired our mortgage investments Colombia by approximately $19,000,000 as the government continues to limit reimbursement hospitals.

We did receive $10,000,000 in the quarter as a rent catch up payment for a small tenant subject to cash basis accounting. This $10,000,000 reflected as revenue in the quarter and included in normalized FFO. With that, I will hand the call over to Steve.

To discuss our recent capital market activities and strategies going forward. Steve?

Thank you, Kevin.

Earlier this month, we completed the two senior secured notes offerings that Ed mentioned. Aggregating more than $2,500,000,000 at a blended coupon of less than 8%.

The offering was more than five times oversubscribed and the collateral of highly diversified real estate assets was underwritten at a 65% loan to value. Reflecting the quality of the collateral pool. The level of investor demand, the attractive coupon and the valuation of the collateral along with other considerations validate yet again the quality of our healthcare real estate. That portfolio quality remains even after our aggregate $4,000,000,000 in sales, loan repayments and secured financings over the last two years. The secured notes offering cap off two years of transactions aggregating $6,500,000,000 in dozens of diverse assets that have individually and in the aggregate proved the deep market for sophisticated global private capital. That remains attracted to healthcare real asset infrastructure. Importantly, these market transactions have proved that our real estate in fact increased their values through five years of a once in a century pandemic. That saw virtually all hospitals closed. Industry wide disruption to staffing and cost of critical employees. Generationally high levels of inflation, worldwide constraints to credit markets and steep spikes in interest rate. As we built this portfolio over more than twenty years, we consciously sequenced our unsecured debt maturities.

And for the past several years, we have successfully accessed capital and satisfied these maturities from quarter to quarter. With the recent secured notes transactions, we pivoted to a longer term and more comprehensive horizon and in the cliche words of some, ripped the Band Aid off and cleared the runway and fully addressed maturities for the next two years at once.

Rather than continue, however successfully to execute on a quarterly basis.

Simultaneously with the note issuances, we amended our bank credit facility.

So that it now shares in the same collateral pool as the secured notes.

This amendment with virtually 100% participation and the strong endorsement of our longstanding relationship banks, maintain the full credit facility commitment commitment of about $1,500,000,000 effectively ended its maturity extended its maturity to June of twenty twenty seven increased to 40% our ability to secure unencumbered assets and actually reduced the cost of the facility. With about $1,400,000,000 in cash and undrawn revolver liquidity, The credit agreement and indenture covenants provide flexibility for continued balance sheet strategies.

And we are and expect to remain in compliance with all of these covenants. All of that is to point out that after completing the secured notes transactions, the runway provided by addressing almost three years of debt maturities in this single offering allows thoughtful considerations of next steps. Steps that we believe will further improve our FFO, lower our leverage calculations, and drive equity value. These next steps over coming quarters may include additional asset sales or joint ventures, Other potential portfolio repositioning and rationalization transactions. Benefiting from the contractual rent ramp up, of the recently relit hospitals, primarily in the Florida, Texas and Arizona market.

Three years of contractual rental escalations on our global portfolio. And potentially macroeconomic and credit market improvements globally. That's not to mention the potential impacts of our prospect bankruptcy the two hospitals under construction in Massachusetts and Texas.

The blended secured notes rate of 7.88% is of course higher than the debt it repays. That's the case with almost any borrower regardless of credit rating that today is refinancing debt issued during the long period of extraordinarily low rates in the years following the financial crisis. And we of course recognize that some of the increased coupon for MPT is related to company specific recent history. But there are a few points to highlight. First, it is not a surprise that market rates may increase over the terms of our leases. That's why we require inflation referenced annual rent escalators. The scheduled annual increases in our cash rents often at rates higher than the increases in market interest rates, designed to effectively maintain the net spread over our cost of debt capital.

In return for accepting this rate dilution, we now have the flexibility and time to carefully execute the available balance sheet strategies I just mentioned.

Including continued reestablishing cash rents from facilities we transitioned to new operators late last year.

Finally, while the new secured notes have a seven year term, that depending on future market rates and our execution of further balance sheet will allow us to take advantage of lower rates when appropriate. Meanwhile, as we continue with the potential transaction we have a platform from which we expect to grow earnings even without additional capital. Starting with the fourth quarter reported $0.18 normalized as a baseline The incremental interest expense related to the secured bond offerings [indiscernible] the rent and interest for which we have recognized only as cash is received since the start of 2023 made no payments in the fourth quarter any future income or expense reductions resulting from the resolution of will be on its own additive to results from operations. Similarly, as part of the global settlement we discussed last quarter, in the third and fourth quarters, we retenanted facility with an aggregate lease base of approximately $2,100,000,000 but received no cash rents and recognized only limited straight line rent accruals in the fourth quarter. Again, as rent pursuant to these new leases is received and recognized, over the next eight quarters, this revenue will be additive to operating results. Based on these contractual requirements and as we previously reported Contractual cash rent from these facilities is scheduled to ramp up to about $40,000,000 per quarter.

Or an incremental $0.06 per share. By October 2026. To reiterate Rose's earlier comment, one of the leases required cash payments starting in January. And that was paid timely. And the master lease for more than half of the $2,100,000,000 covering hospitals in Florida, Texas and Louisiana actually paid early the rent that commences in March. In recent years, we commenced for certain of our long time tenants. These are detailed on Page 15 of the fourth quarter supplemental. Posted that to our website this morning. When completed, we will earn market lease rates on these investments. Additional revenue that we estimate will total about $10,000,000 annually obviously is not included in this morning's reported fourth quarter $0.18 We are also prudently completing construction of two hospitals that we started before Steward's decline in distress and bankruptcy. What we call Norwood and Wadley. As we progress with construction, we are simultaneous marketing both facilities for sale or lease, and have reason to be confident that both will be attractive to hospital operators. Until we have more assurance about the timing of any agreements to sell or lease these hospitals, we intend to limit construction to a stage of protective weatherization of the buildings.

We estimate the remaining cost to progress to this stage aggregates a Depending on the terms of any future negotiations with prospective lessees, The impact of any prospective revenue and interest expense savings will be somewhat offset by an additional interest expense on cost to complete. So looking forward over the next several quarters, subsequent to the use of proceeds from this month's secured note offerings, we start 2025 with liquidity sufficient to satisfy debt obligations up to October 2027. A portfolio of highly attractive and unencumbered healthcare real assets, multiple options to continue to improve the balance sheet in coming quarters and near term operations that we expect to continue to generate strong and growing FFO and returns to our shareholders. And with that, I will turn the call back to the operators to queue up any questions. Ladies and gentlemen, at this time, we'll begin the question and answer session.

Our first question today comes from Austin Wurschmidt from KeyBanc Capital Markets.

Hi, this is Vikram Gargal on for Austin. Thanks for taking our questions.

I was hoping you could provide some additional color on prospect Specifically, is the plan to sell all the real estate previously leased to Prospect Or is it possible that you would keep and release some of the facilities like what you own in California? Thank you, Vikram.

The settlement agreement is fully described in the bankruptcy court filings as are the benefits to MPT and the debtor entering this agreement. It is, of course, subject to court approved In general though, MPT is now treated as a secured creditor generally behind only the senior dip lender. Prospects advisors will now seek resolutions that provide the best financial results to the creditors. Which is mainly us. This may include sales of hospital real estate and operations to sales of operations and real estate separately Sales of operations and a new MPT lease some combination of these. The financial statements we posted this morning reflect the best information we have about the ultimate realization in the aggregate of our prospect investments. So the somewhat long winded answer to your question is, it's simply uncertain right now. There are several buckets of assets, including Philadelphia, Connecticut, Rhode Island and very importantly California. These will likely resolve separately These will almost certainly resolve separately and perhaps in different manners. And so it's just simply not possible to predict how each one resolves.

Okay, understood. And beyond Prospect, are there any other assets sales that you're currently evaluating at this time?

No, we haven't announced any other pending sales.

Got it. Let me take all that. I think maybe space maybe last quarter we announced some small sales and there's a couple of those still pending that certainly well well under an aggregate of hundred million dollars Understood. Thank you.

Our next question comes from Michael Carroll from RBC Capital Markets. Please go ahead with your question. Yes, thanks. Rosa, I wanted to touch on your comments regarding the new tenants taking over the former Steward assets. I mean, can you remind us, has enough time passed for these tenants to be cash flow positive before rent? I know there's always a delay between billing and collecting patients' revenues. So has enough time passed where they're actually cash flow positive now, like excluding your rent?

Yes. So, most of these operators went in September. It varies greatly the timing that it takes for Medicare to do their thing, particularly as one of the large payers But yes, cash collections are coming in.

Certainly, they are ramping up still, which is the reason that we provided the ramp up in rental payments.

But to answer your question, certainly the vast majority of them are cash flow positive at this point.

Okay. And then how should we think about the ramp up in $90,000,000 annualized target in 4Q twenty twenty four, I mean, so will they pay a quarter of that $90,000,000 because it's an annualized run rate? And then the expectations for the ABLs to be paid back, is that by the end of this year?

So the answer to that second question is yes, certainly by the end of this year and we think We think well within that period. It's not a ratable ramp up There are what six different lessees involved here and each of them have different terms. And timing of their ramp up. So it's not ratable. You can't simply take 25% of the 90,000,000 in quarter one and expect that to be to be the rents.

Okay.

And then just last one for me. I guess, James, you made a comment about a catch up payment of $10,000,000 in the quarter from a smaller tenant. Is that the 1% tenant that you previously mentioned in our should we expect that that tenant will continue to pay rent going forward?

That is the 1%. It may not be the full $10,000,000 every quarter, but there will be continued payments And they have made payments in January, February and March already.

Okay. So are they current on their rent right now? They are. [indiscernible] Our next question comes from Jordan Dingell from Mizuho. Please go ahead with your question. Hi, this is Georgi on for Vikram.

I just wanted to touch base, have you noticed one of the tenants Guardian Health Services coverage went from 0.9x to 0.7x this quarter. Can you just provide more color on what what led to the decline and if there is anything there we should be worried about?

So that tenant is our Colombian asset. And as we've mentioned publicly, that that country continues to struggle with the leadership as they try to navigate through some healthcare reform. So the facilities that we have are continuing to see volumes at capacity. And so it's not a product of of operations. It's more a product of the healthcare reform going on in the country. And George, this isn't just our facilities and we actually have two sets of facilities operated by different operators. But it's countrywide. Right now, the government is paying a lot of their fees in IOUs. They will we have the utmost confidence that they will catch up.

Thank you. That's helpful. And just have a follow-up on the dispositions, the $100,000,000 of sales that you mentioned, What was the cap rate on those? And then just going forward, if you need to dispose any assets do you see more opportunities domestically or in the international markets?

So let me just be clear. Used a very broad range there. I don't think it's really close to $100,000,000 I said it's well less than 100,000,000 think it totals probably about $50,000,000 Those are all U. S. Assets there. It's a aggregate of several small ones.

To answer your bigger question then, as we demonstrated, as I mentioned in my my remarks over the last two years, we've sold dozens of facilities, dollars 6,500,000.0 either sold or or refinanced.

That covers UK Europe, The U. S, Australia, every type of asset that we have, whether it be general acute or behavioral or post acute.

And so the market worldwide or at least in the markets where we have hospitals now remained very, very vibrant. Very, very active in the private markets. There's nothing, as I mentioned earlier, that is pending. That we've announced. But that remains, as you point out, asset sales remain an opportunity, a lever for us to pull as we go forward to access additional liquidity and equity.

Great. Thank you. Our next question comes from Mike Mueller from JPMorgan. Please go ahead with your question. [indiscernible] with the mentality of let's rip the Band Aid off and given the demand that you talked about with the offering, why not upsize it even more just to completely take care of all of 26 maturities outside of the stuff that we do in October?

Well, it was certainly available to us. [indiscernible] 5.5x oversubscribed book and the very attractive coupon we got, But we were driving coupon, I mean, to be very frank. We were driving coupon number one. Secondly, we don't need it. Thirdly, by not upsizing it further than the 2,500,000,000.0 plus or minus, We retain flexibility for the Various strategies that I mentioned, including further asset sales. We have the capacity clearly to do additional secured financings. That's not on the table. At present. But it generally by not upsizing gave us coupon we wanted we are able to address everything in 2025 and 2026.

And we retain the flexibility Frankly, we think to come back for even better terms in different structures.

Got it.

Okay. Thank you.

Our next question comes from John Klitschkooski from Wells Fargo. Please go ahead with your question.

Good morning. Thank you.

Maybe just kind of following up on all the capital markets activity the quarter. I just have a question on sort of were there any amendments to the credit agreement I believe last time we spoke there was a discussion about covenants were waived up until September of twenty five. Would you expect to be breach of any covenants, I mean, from now through that point?

So specifically with respect to the amendment we negotiated in the third quarter, I think the third quarter of last year, All of that went away.

And in fact, we reverted to as I mentioned earlier, we reverted to from a 25% to a 40% ability to secure unencumbered properties. The rate actually went down And again, I probably couldn't remember the various components of that amendment. That was going to be effective through September of twenty twenty five, but that's totally on now.

Okay, very helpful. And then I guess is there any expectation about collecting rent from any of the co op payments expected There's nothing new on that. The most significant exposure to California which I think now is scheduled to come in, in March and April.

Got it. Thank you.

Our next question comes from Farel Grynov from Bank of America. Please go ahead with your question.

Hello. Thank you so much for taking my question.

Was curious if you could give some color on the percentage of encumbered versus unencumbered Could you repeat that, Daryl, please? [indiscernible] I was just curious if about the encumbered versus unencumbered assets is there a general percentage Well, The bond offerings along with the credit facility security totals about a little over $6,000,000,000 is encumbered. The remainder unencumbered.

Okay.

Thank you for that. And I guess also, I appreciate the comments in the beginning in terms of the possible Medicaid cuts that could be expected I was curious if you could give us a little bit more comment on maybe thoughts of worst case versus best case scenario even if it comes in the form of Medical, that you would see affecting your tenants?

It'd be kind of hard to give you a color on that hypothetical of a question. Think what we said in the prepared remarks is that we believe there is room in Medical, even in Medicare for items that don't affect hospitals that could take care of some I don't want to call it abuse, but places where they can make changes in both of those. We think that at this particular point, that both parties believe that health care is important and we believe that it will continue to be where essentially where it is today.

Okay. Thank you. Appreciate it.

And our next question comes from Omatayo Okusanya from Deutsche Bank. Please go ahead with your question. Yes. Good morning, everyone. Congrats at all the progress.

Just wanted to follow-up on the prior question about about the covenant.

In the kind of new secured credit agreement, Any kind of covenants around kind of being able to fully access the capacity of the line or anything like that in the new arrangement? That we should be aware of?

No, we have full access to the line. And when I mentioned a little earlier that our total commitment remains was unaffected, it remains at $1,500,000,000 $1,300,000,000 of that is the revolver And as of recent days, we have probably around €100,000,000 drawn on that No more than that.

That's super helpful. And then also on the other prior question around the encumbered versus the unencumbered assets. Is there a way to get a better sense of the 167 assets that are encumbered kind of what those are related to versus what's still unencumbered that could give the opportunity to do further secured financing or potential asset sales? Something just it could be very high level, but just to kind of get a general sense of what is what?

Yes. So right now, Tayo Gintu to repeat myself. We have the ability to encumber up to 40% of our our assets. Today, after the bond deals we're at about a little more than half of that. I answered I think Farrell's question earlier If you convert that to nominal dollars, we're about at a $6 ish billion encumbrance and maybe another after adjustments maybe another $5,000,000,000 or $6,000,000,000 unencumbered now. So that's what's available to us under the current covenants. That's speaking, as you point out, very high level, very general And again, that's part of what gives us the flexibility, the cushion to execute these various strategies that we've been talking about.

Could I ask, is the unencumbered pool more U. S. Assets at this point versus European assets?

Maybe that's without looking at it and I certainly couldn't get back to you, but a little bit more weighted toward toward U. S. Okay. That's helpful.

Ladies and gentlemen, at this time, we'll be concluding today's question and answer session. I'd like to turn the floor back over to Ed Aldag for Thank you, Jamie. And as always, if anybody has any additional questions, please reach out to Drew or Tim, and we'll get back with you quickly. Thank you again for your time.

And ladies and gentlemen, with that, we will conclude today's presentation. We do thank you for joining. You may now disconnect your lines. [indiscernible]