New Senior Announces Third Quarter 2017 Results

New Senior Investment Group Inc. ("New Senior”, the "Company” or "we”) (NYSE: SNR) announced today its results for the quarter ended September 30, 2017.

THIRD QUARTER 2017 FINANCIAL HIGHLIGHTS

• Declared cash dividend of $0.26 per common share
• Net loss of $14.5 million, or $(0.18) per diluted share
• Total net operating income ("NOI”) of $54.3 million
• Normalized Funds from Operations ("Normalized FFO”) of $22.7 million, or $0.27 per diluted share
• AFFO of $20.6 million, or $0.25 per diluted share
• Normalized Funds Available for Distribution ("Normalized FAD”) of $18.8 million, or $0.23 per diluted share

THIRD QUARTER 2017 BUSINESS HIGHLIGHTS

• Total same store cash NOI decreased 1.9% vs. 3Q’16
• Managed same store cash NOI decreased 6.6% vs. 3Q’16
• Triple net same store cash NOI increased 4.5% vs. 3Q’16

ASSET SALE HIGHLIGHTS

• $296 million of asset sales under contract announced in October, including:
  • $109.5 million sale of nine managed AL/MC properties, which closed on November 1, 2017, and
  • $186.0 million sale of six triple net leased properties, which is expected to close in the fourth quarter of 2017
• Excluding the managed properties sold from 3Q’17 results (for illustrative purposes), occupancy would improve 70 basis points to 86.2%, RevPOR would improve 2.4% to $3,093 and NOI margin would improve 140 basis points to 32.2%
• Sale of leased properties will eliminate lowest covering triple net lease portfolio, and excluding these properties improves 3Q’17 EBITDARM coverage 0.02x to 1.18x

THIRD QUARTER 2017 RESULTS

THIRD QUARTER 2017 GAAP RESULTS

New Senior recorded a GAAP net loss of $14.5 million, or $(0.18) per diluted share, for the third quarter of 2017, compared to a GAAP net loss of $20.2 million, or $(0.25) per diluted share, for the third quarter of 2016. The year-over-year decrease in the third quarter net loss was primarily driven by a decrease in expenses of $11.2 million.

THIRD QUARTER 2017 PORTFOLIO PERFORMANCE

Total NOI decreased 4.8% to $54.3 million compared to $57.1 million for 3Q 2016. Total same store cash NOI decreased 1.9% to $44.1 million compared to $44.9 million for 3Q 2016.

For the managed portfolio, same store average occupancy decreased 170 basis points to 87.3% compared to 89.0% for 3Q 2016, and same store RevPOR increased 2.0% to $3,092 compared to $3,031 for 3Q 2016. Same store cash NOI decreased 6.6% to $24.2 million compared to $25.9 million for 3Q 2016.

For the triple net portfolio, same store cash NOI increased 4.5% to $19.9 million compared to $19.1 million for 3Q 2016. Same store triple net average occupancy decreased 220 basis points to 88.3% compared to 90.5% for 3Q 2016. Same store EBITDARM coverage as of September 30, 2017 was 1.18x, down from 1.23x as of September 30, 2016. Triple net average occupancy and EBITDARM coverage are presented one quarter in arrears on a trailing twelve month basis.

ASSET SALE UPDATE

In October, announced $296 million of asset sales comprised of the following:

• $109.5 million sale of nine managed AL/MC properties, which closed on November 1, 2017 (the "Managed Portfolio Sale”). In connection with the sale, the Company repaid approximately $79 million of debt. The Company expects to realize a gain on sale of approximately $7 million.
• $186.0 million sale of six triple net leased properties, comprised of four continuing care retirement communities, one independent living property and one AL/MC property, as well as termination of the related lease with LCS (the "Leased Portfolio Sale”). In connection with the sale, which is expected to close in the fourth quarter of 2017, the Company expects to repay approximately $98 million of debt.
• The Asset Sales are expected to generate approximately $110 million of net proceeds to the Company. The Company intends to use the net proceeds for general corporate purposes, which may include new investments, debt prepayment and/or repurchases of common stock, depending on market conditions.

The Asset Sales are expected to provide the following strategic benefits:

• Improved Triple Net Lease Portfolio Coverage: The Leased Portfolio Sale will eliminate the Company’s lowest covering triple net lease portfolio. For illustrative purposes, excluding these properties would improve EBITDARM coverage from 1.16x to 1.18x for the third quarter of 2017. EBITDARM coverage is presented one quarter in arrears on a trailing twelve month basis.
• Improved Managed Portfolio Quality: Excluding the Managed Portfolio Sale properties from third quarter 2017 results (for illustrative purposes), occupancy would increase 70 basis points to 86.2%, RevPOR would increase 2.4% to $3,093, and NOI margin would increase 140 basis points to 32.2%.
• Increased Independent Living Exposure: Excluding all sale properties from third quarter 2017 results (for illustrative purposes), the Company’s exposure to IL assets as a percentage of NOI would improve from 73% to 81%.
• Improved Geographic Concentration: All of the sale properties are located in Florida and Texas, which are the states that currently account for the greatest concentration of the Company’s NOI, followed by California. Excluding these properties from third quarter results (for illustrative purposes), NOI concentration from these three states would decline from 39% to 32%.

THIRD QUARTER DIVIDEND

On November 2, 2017, the Company’s board of directors declared a cash dividend of $0.26 per share for the quarter ended September 30, 2017. The dividend is payable on December 22, 2017 to shareholders of record on December 8, 2017.

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 November 3, 2017 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 Third Quarter 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 completion of the call through 11:59 P.M. Eastern Time on December 6, 2017 by dialing (855) 859-2056 (from within the U.S.) or (404) 537-3406 (from outside the U.S.); please reference access code "96816759.”

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 September 30, 2017, New Senior is one of the largest owners of senior housing properties, with 148 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 anticipated timing and benefits of asset sales and the use of proceeds therefrom. These statements are not historical facts. They represent management’s current expectations regarding future events and are subject to a number of trends 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. Accordingly, you should not place undue reliance on any forward-looking statements contained herein. For a discussion of some of the 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 and (d) 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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