New Senior Announces Fourth Quarter and Full Year 2017 Results

New Senior Investment Group Inc. ("New Senior” or the "Company”) (NYSE:SNR) announced today its results for the quarter and full year ended December 31, 2017 and that the Company’s Board of Directors has been exploring strategic alternatives to maximize shareholder value.

4Q 2017 FINANCIAL HIGHLIGHTS

• Declared cash dividend of $0.26 per common share
• Net income of $33.5 million, or $0.41 per basic and diluted share
• Total net operating income ("NOI”) of $53.7 million, compared to $57.1 million for 4Q’16
• Normalized Funds from Operations ("Normalized FFO”) of $22.9 million, or $0.28 per basic and diluted share
• AFFO of $20.1 million, or $0.24 per basic and diluted share
• Normalized Funds Available for Distribution ("Normalized FAD”) of $18.5 million, or $0.23 per basic share and $0.22 per diluted share

4Q 2017 AND RECENT BUSINESS HIGHLIGHTS

• Total same store cash NOI increased 1.0% vs. 4Q’16
• Managed same store cash NOI decreased 1.5% vs. 4Q’16 and increased 2.4% vs. 3Q’17
• Triple net same store cash NOI increased 4.4% vs. 4Q’16
• Completed the sale of 15 properties for $296 million comprised of nine managed AL/MC properties for $109.5 million and six triple net lease properties for $186.0 million

FOURTH QUARTER 2017 GAAP RESULTS

New Senior recorded GAAP net income of $33.5 million, or $0.41 per basic and diluted share, for the fourth quarter of 2017, compared to GAAP net loss of $2.8 million, or $(0.03) per basic and diluted share, for the fourth quarter of 2016. The year over year increase in the fourth quarter of 2017 net income was primarily driven by a gain on sale of real estate of $49.2 million compared to a gain on sale of real estate of $13.4 million in the fourth quarter of 2016.

FOURTH QUARTER 2017 PORTFOLIO PERFORMANCE

Total NOI decreased 5.8% to $53.7 million compared to $57.1 million for 4Q 2016. Total same store cash NOI increased 1.0% vs. 4Q 2016.

For the managed portfolio, same store average occupancy decreased 150 basis points to 86.8% compared to 88.3% for 4Q 2016, and same store RevPOR increased 1.6% to $3,100 compared to $3,050 for 4Q 2016. Year over year, same store cash NOI decreased 1.5% to $24.9 million compared to $25.2 million for 4Q 2016. Quarter over quarter, same store cash NOI increased 2.4% to $25.3 million compared to $24.7 million for 3Q 2017.

For the triple net portfolio, same store cash NOI increased 4.4% to $19.9 million compared to $19.1 million for 4Q 2016. Same store triple net average occupancy decreased 230 basis points to 87.7% compared to 90.0% for 4Q 2016. Same store EBITDARM coverage as of December 31, 2017 was 1.17x, down from 1.21x as of December 31, 2016. Triple net average occupancy and EBITDARM coverage are presented one quarter in arrears on a trailing twelve month basis.

ASSET SALE UPDATE

During the fourth quarter, the Company completed the sale of $296 million of assets comprised of the following:

• $109.5 million sale of nine managed AL/MC properties, which closed in November 2017. In connection with the sale, the Company repaid $78.7 million of debt and realized a gain on sale of $6.9 million, net of selling costs.
• $186.0 million sale of six triple net leased properties, comprised of four CCRC, one IL property and one AL/MC property, as well as termination of the related lease with LCS, which closed in December 2017. In connection with the sale, the Company repaid $98.1 million of debt and realized a gain on sale of $42.3 million, net of selling costs.

FOURTH QUARTER DIVIDEND

On February 22, 2018, the Company’s Board of Directors declared a cash dividend of $0.26 per share for the quarter ended December 31, 2017. The dividend is payable on March 22, 2018 to shareholders of record on March 8, 2018.

EXPLORATION OF STRATEGIC ALTERNATIVES

The Company also announced that the Company’s Board of Directors, together with its management team and legal and financial advisors, has been conducting a process to explore and evaluate a full range of strategic alternatives to maximize shareholder value.

There can be no assurance that this process will result in a transaction or, if a transaction is undertaken, its terms or timing. The Company does not intend to make any further public comment regarding the review until it has been completed. The Company retained J.P. Morgan Securities LLC as its financial advisor and Skadden, Arps, Slate, Meagher & Flom LLP as its legal advisor to assist in this ongoing review.

ADDITIONAL INFORMATION

For additional information that management believes to be useful for investors, please refer to the presentation posted in the Investor Relations section of the Company’s website, www.newseniorinv.com.

EARNINGS CONFERENCE CALL

Management will host a conference call on February 23, 2018 at 9:00 A.M. Eastern Time. The conference call may be accessed by dialing (877) 694-6694 (from within the U.S.) or (970) 315-0985 (from outside of the U.S.) ten minutes prior to the scheduled start of the call; please reference "New Senior Fourth Quarter and Full Year 2017 Earnings Call.” A simultaneous webcast of the conference call will be available to the public on a listen-only basis at www.newseniorinv.com. Please allow extra time prior to the call to visit the website and download any necessary software required to listen to the internet broadcast.

A telephonic replay of the conference call will also be available approximately two hours following the call’s completion through 11:59 P.M. Eastern Time on March 26, 2018 by dialing (855) 859-2056 (from within the U.S.) or (404) 537-3406 (from outside the U.S.); please reference access code "4744689.”

ABOUT NEW SENIOR

New Senior Investment Group (NYSE: SNR) is a publicly-traded real estate investment trust with a diversified portfolio of senior housing properties located across the United States. As of December 31, 2017, New Senior is one of the largest owners of senior housing properties, with 133 properties across 37 states. New Senior is managed by an affiliate of Fortress Investment Group LLC, a global investment management firm. More information about New Senior can be found at www.newseniorinv.com.

CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS

Certain items in this press release may constitute "forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995, including without limitation statements regarding the Company’s exploration of strategic alternatives. These statements are not historical facts. They represent management’s current expectations regarding future events and are subject to a number of risks and uncertainties, many of which are beyond our control, that could cause actual results to differ materially from those described in the forward-looking statements. These risks and uncertainties include, but are not limited to, risks and uncertainties relating to contemplated asset sales and the Company’s review of strategic alternatives and announcement thereof. Accordingly, you should not place undue reliance on any forward-looking statements contained herein. For a discussion of these and other risks and important factors that could affect such forward-looking statements, see the sections entitled "Risk Factors” and "Management’s Discussion and Analysis of Financial Condition and Results of Operations” in the Company’s annual and quarterly reports filed with the Securities and Exchange Commission, which are available on the Company’s website (www.newseniorinv.com). New risks and uncertainties emerge from time to time, and it is not possible for New Senior to predict or assess the impact of every factor that may cause its actual results to differ from those contained in any forward-looking statements. Forward-looking statements contained herein speak only as of the date of this press release, and New Senior expressly disclaims any obligation to release publicly any updates or revisions to any forward-looking statements contained herein to reflect any change in New Senior's expectations with regard thereto or change in events, conditions or circumstances on which any statement is based.

NON-GAAP FINANCIAL MEASURES

The tables above set forth reconciliations of non-GAAP measures to net income (loss), which is the most directly comparable GAAP financial measure.

A non-GAAP financial measure is a measure of historical or future financial performance, financial position or cash flows that excludes or includes amounts that are not excluded from or included in the most comparable GAAP measure. We consider certain non-GAAP financial measures to be useful supplemental measures of our operating performance. GAAP accounting for real estate assets assumes that the value of real estate assets diminishes predictably over time, even though real estate values historically have risen or fallen with market conditions. As a result, many industry investors look to non-GAAP financial measures for supplemental information about real estate companies.

You should not consider non-GAAP measures as alternatives to GAAP net income, which is an indicator of our financial performance, or as alternatives to GAAP cash flow from operating activities, which is a liquidity measure, nor are non-GAAP measures necessarily indicative of our ability to satisfy our funding requirements. In order to facilitate a clear understanding of our consolidated historical operating results, you should examine our non-GAAP measures in conjunction with GAAP net income as presented in our Consolidated Financial Statements and other financial data included elsewhere in this report. Moreover, the comparability of non-GAAP financial measures across companies may be limited as a result of differences in the manner in which real estate companies calculate such measures, the capital structure of such companies or other factors.

Below is a description of the non-GAAP financial measures presented herein.

NOI and Cash NOI

The Company evaluates the performance of each of its two business segments based on NOI. The Company defines NOI as total revenues less property-level operating expenses, which include property management fees and travel cost reimbursements. The sum of the NOI for each segment is total NOI, which the Company uses to evaluate the aggregate performance of its segments. The Company defines cash NOI as NOI excluding the effects of straight-line rent, amortization of above / below market lease intangibles and amortization of deferred community fees and other, which includes the net change in deferred community fees and other rent discounts or incentives. We believe that NOI and cash NOI serve as useful supplemental measures to net income because they allow investors, analysts and management to measure unlevered property-level operating results and to compare our operating results between periods and to the operating results of other real estate companies on a consistent basis.

Same store NOI and same store cash NOI include only properties owned for the entirety of comparable periods. Properties acquired, sold, transitioned to other operators or classified as held for sale during the comparable periods are excluded from the same store amounts.

FFO and Other Non-GAAP Measures

We use Funds From Operations ("FFO") and Normalized FFO as supplemental measures of our operating performance. We use the National Association of Real Estate Investment Trusts ("NAREIT") definition of FFO. NAREIT defines FFO as GAAP net income excluding gains (losses) from sales of depreciable real estate assets and impairment charges of depreciable real estate, plus real estate depreciation and amortization, and after adjustments for unconsolidated entities and joint ventures to reflect FFO on the same basis. FFO does not account for debt principal payments and is not intended as a measure of a REIT’s ability to satisfy such payments or any other cash requirements.

Normalized FFO, as defined below, measures the financial performance of our portfolio of assets excluding items that, although incidental to, are not reflective of the day-to-day operating performance of our portfolio of assets. We believe that Normalized FFO is useful because it facilitates the evaluation of our portfolio’s operating performance (i) between periods on a consistent basis and (ii) to the operating performance of other real estate companies. However, comparability may be limited because our calculation of Normalized FFO may differ significantly from that of other companies, or because of features of our business that are not present in other companies.

We define Normalized FFO as FFO excluding the following income and expense items, as applicable: (a) acquisition, transaction and integration related costs and expenses; (b) the write off of unamortized discounts, premiums, deferred financing costs, or additional costs, make whole payments and penalties or premiums incurred as the result of early repayment of debt (collectively "Gain (Loss) on extinguishment of debt”); (c) incentive compensation recognized as a result of sales of property; (d) the remeasurement of deferred tax assets and (e) other items that we believe are not indicative of operating performance, generally reported as "Other (income) expense” in the Consolidated Statements of Operations.

Management also uses AFFO and Normalized FAD as supplemental measures of the Company’s operating performance.

We define AFFO as Normalized FFO excluding the impact of the following: (a) straight-line rents; (b) amortization of above / below market lease intangibles; (c) amortization of deferred financing costs; (d) amortization of premium on mortgage notes payable and (e) amortization of deferred community fees and other, which includes the net change in deferred community fees and other rent discounts or incentives. We believe AFFO is useful because it facilitates the evaluation of (i) the current economic return on our portfolio of assets between periods on a consistent basis and (ii) our portfolio versus those of other real estate companies that report AFFO. However, comparability may be limited because our calculation of AFFO may differ significantly from that of other companies, or because of features of our business that are not present in other companies.

We define Normalized FAD as AFFO less routine capital expenditures, which we view as a cost associated with the current economic return. Normalized FAD, which does not reflect debt principal payments and certain other expenses, does not represent cash available for distribution to shareholders.

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