Document

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q



(Mark One)
x		QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE QUARTERLY PERIOD ENDED JUNE 30, 2019
OR
¨		TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 FOR THE TRANSITION PERIOD FROM TO

Commission file number: 001-37401

Community Healthcare Trust Incorporated

(Exact Name of Registrant as Specified in Its Charter)



Maryland (State or Other Jurisdiction of Incorporation or Organization)		46-5212033 (I.R.S. Employer Identification No.)

3326 Aspen Grove Drive

Suite 150

Franklin, Tennessee 37067

(Address of Principal Executive Offices) (Zip Code)

(615) 771-3052

(Registrant’s Telephone Number, Including Area Code)

Not Applicable

(Former Name, Former Address and Former Fiscal Year, if Changed Since Last Report)

Securities registered pursuant to Section 12(b) of the Act:



Title of each Class	Trading Symbol	Name of each exchange on which registered
Common stock, $0.01 par value per share	CHCT	New York Stock Exchange

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes x No ¨

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes x No ¨

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and "emerging growth company" in Rule 12b-2 of the Exchange Act.



Large accelerated filer ¨	Accelerated filer x	Emerging-growth company x	Non-accelerated filer ¨	Smaller reporting company x

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section13(a) of the Exchange Act. x

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

Yes ¨ No x

The Registrant had 19,406,780 shares of Common Stock, $0.01 par value per share, outstanding as of July 31, 2019.

COMMUNITY HEALTHCARE TRUST INCORPORATED

FORM 10-Q

June 30, 2019

TABLE OF CONTENTS



		Page
PART I.—FINANCIAL INFORMATION
Item 1.	Financial Statements (Unaudited)	3
	Condensed Consolidated Balance Sheets	3
	Condensed Consolidated Statements of Income	4
	Condensed Consolidated Statements of Comprehensive (Loss) Income	5
	Condensed Consolidated Statements of Stockholders' Equity	6
	Condensed Consolidated Statements of Cash Flows	7
	Notes to Condensed Consolidated Financial Statements	8
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	20
Item 3.	Quantitative and Qualitative Disclosures about Market Risk	29
Item 4.	Controls and Procedures	29

PART II.—OTHER INFORMATION		29
Item 1.	Legal Proceedings	29
Item 1A.	Risk Factors	29
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	31
Item 3.	Defaults Upon Senior Securities	31
Item 4.	Mine Safety Disclosures	31
Item 5.	Other Information	31
Item 6.	Exhibits	31

SIGNATURES		33

PART I. FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

COMMUNITY HEALTHCARE TRUST INCORPORATED

CONDENSED CONSOLIDATED BALANCE SHEETS

(Dollars in thousands, except per share amounts)



	(Unaudited)
	June 30, 2019			December 31, 2018
ASSETS
Real estate properties
Land and land improvements	$	57,388		$	50,270
Buildings, improvements, and lease intangibles	454,050			394,527
Personal property	143			133
Total real estate properties	511,581			444,930
Less accumulated depreciation	(65,843		)	(55,298		)
Total real estate properties, net	445,738			389,632
Cash and cash equivalents	9,031			2,007
Restricted cash	234			385
Other assets, net	35,497			34,546
Total assets	$	490,500		$	426,570

LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities
Debt, net	$	198,176		$	147,766
Accounts payable and accrued liabilities	3,395			3,196
Other liabilities	9,809			3,949
Total liabilities	211,380			154,911

Commitments and contingencies

Stockholders' Equity
Preferred stock, $0.01 par value; 50,000,000 shares authorized; none issued and outstanding	—			—
Common stock, $0.01 par value; 450,000,000 shares authorized; 19,401,244 and 18,634,502 shares issued and outstanding at June 30, 2019 and December 31, 2018, respectively	194			186
Additional paid-in capital	361,913			337,180
Cumulative net income	12,694			9,178
Accumulated other comprehensive (loss) income	(4,769		)	633
Cumulative dividends	(90,912		)	(75,518		)
Total stockholders’ equity	279,120			271,659
Total liabilities and stockholders' equity	$	490,500		$	426,570

See accompanying notes to the condensed consolidated financial statements.

COMMUNITY HEALTHCARE TRUST INCORPORATED

CONDENSED CONSOLIDATED STATEMENTS OF INCOME

FOR THE THREE AND SIX MONTHS ENDED JUNE 30, 2019 AND 2018

(Unaudited; Dollars in thousands, except per share amounts)



	Three Months Ended June 30,						Six Months Ended June 30,
	2019			2018			2019			2018
REVENUES
Rental income	$	13,361		$	11,810		$	26,259		$	22,885
Other operating interest	955			592			1,498			946
	14,316			12,402			27,757			23,831

EXPENSES
Property operating	2,993			2,506			6,068			4,870
General and administrative	1,776			1,504			3,561			2,697
Depreciation and amortization	5,299			4,630			10,545			9,546
	10,068			8,640			20,174			17,113

INCOME FROM CONTINUING OPERATIONS BEFORE INCOME TAXES AND OTHER ITEMS	4,248			3,762			7,583			6,718
Interest expense	(2,251		)	(1,571		)	(4,305		)	(2,839		)
Interest and other income, net	69			226			238			410
INCOME FROM CONTINUING OPERATIONS	2,066			2,417			3,516			4,289
NET INCOME	$	2,066		$	2,417		$	3,516		$	4,289

NET INCOME PER COMMON SHARE:
Net income per common share – Basic	$	0.09		$	0.12		$	0.16		$	0.22
Net income per common share – Diluted	$	0.09		$	0.12		$	0.16		$	0.22
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING-BASIC	18,245,668			17,573,683			18,100,973			17,573,683
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING-DILUTED	18,245,668			17,573,683			18,100,973			17,573,683

See accompanying notes to the condensed consolidated financial statements.

COMMUNITY HEALTHCARE TRUST INCORPORATED

CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE (LOSS) INCOME

FOR THE THREE AND SIX MONTHS ENDED JUNE 30, 2019 AND 2018

(Unaudited; Dollars in thousands)



			Three Months Ended June 30,					Six Months Ended June 30,
			2019			2018		2019			2018

NET INCOME			$	2,066		$	2,417	$	3,516		$	4,289
	Other comprehensive (loss) income:
		(Decrease) increase in fair value of cash flow hedges	(4,032		)	720		(5,245		)	1,626
		Reclassification for amounts recognized as interest expense	(95		)	87		(157		)	155
	Total other comprehensive (loss) income		(4,127		)	807		(5,402		)	1,781
COMPREHENSIVE (LOSS) INCOME			$	(2,061	)	$	3,224	$	(1,886	)	$	6,070

See accompanying notes to the condensed consolidated financial statements.

COMMUNITY HEALTHCARE TRUST INCORPORATED

CONDENSED CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY

(Unaudited; Dollars in thousands, except per share amounts)



	Preferred Stock			Common Stock			Additional Paid in Capital		Cumulative Net Income		Accumulated Other Comprehensive (Loss) Income			Cumulative Dividends			Total Stockholders' Equity
	Shares	Amount		Shares	Amount		Additional Paid in Capital		Cumulative Net Income		Accumulated Other Comprehensive (Loss) Income			Cumulative Dividends			Total Stockholders' Equity
Balance at March 31, 2019	—	$	—	18,862,792	$	189	$	342,654	$	10,628	$	(642	)	$	(83,146	)	$	269,683
Issuance of common stock, net of issuance costs	—	—		497,453	$	5	$	18,363	$	—	$	—		$	—		$	18,368
Stock-based compensation	—	—		40,999	—		896		—		—			—			896
Unrecognized loss on cash flow hedges	—	—		—	—		—		—		(4,032		)	—			(4,032		)
Reclassification adj for gain included in net income (interest expense)	—	—		—	—		—		—		(95		)	—			(95		)
Net income	—	—		—	—		—		2,066		—			—			2,066
Dividends to common stockholders ($0.41 per share)	—	—		—	—		—		—		—			(7,766		)	(7,766		)
Balance at June 30, 2019	—	$	—	19,401,244	$	194	$	361,913	$	12,694	$	(4,769	)	$	(90,912	)	$	279,120

Balance at December 31, 2018	—	$	—	18,634,502	$	186	$	337,180	$	9,178	$	633		$	(75,518	)	$	271,659
Issuance of common stock, net of issuance costs	—	—		641,053	7		22,985		—		—			—			22,992
Stock-based compensation	—	—		125,689	1		1,748		—		—			—			1,749
Unrecognized loss on cash flow hedges	—	—		—	—		—		—		(5,245		)	—			(5,245		)
Reclassification adj for gain included in net income (interest expense)	—	—		—	—		—		—		(157		)	—			(157		)
Net income	—	—		—	—		—		3,516		—			—			3,516
Dividends to common stockholders ($0.8175 per share)	—	—		—	—		—		—		—			(15,394		)	(15,394		)
Balance at June 30, 2019	—	$	—	19,401,244	$	194	$	361,913	$	12,694	$	(4,769	)	$	(90,912	)	$	279,120

Balance at March 31, 2018	—	—		18,179,799	182		324,918		6,647		1,232			(53,369		)	279,610
Stock-based compensation	—	—		20,176	—		801		—		—			—			801
Unrecognized gain on cash flow hedges	—	—		—	—		—		—		720			—			720
Reclassification adj for loss included in net income (interest expense)	—	—		—	—		—		—		87			—			87
Net income	—	—		—	—		—		2,417		$	—		—			2,417
Dividends to common stockholders ($0.40 per share)	—	—		—	—		—		—		—			(7,277		)	(7,277		)
Balance at June 30, 2018	—	$	—	18,199,975	182		325,719		9,064		2,039			(60,646		)	276,358

Balance at December 31, 2017	—	$	—	18,085,798	$	181	$	324,303	$	4,775	$	258		$	(46,143	)	$	283,374
Stock-based compensation	—	—		114,177	1		1,416		—		—			—			1,417
Unrecognized gain on cash flow hedges	—	—		—	—		—		—		1,626			—			1,626
Reclassification adj for loss included in net income (interest expense)	—	—		—	—		—		—		155			—			155
Net income	—	—		—	—		—		4,289		—			—			4,289
Dividends to common stockholders ($0.7975 per share)	—	—		—	—		—		—		—			(14,503		)	(14,503		)
Balance at June 30, 2018	—	$	—	18,199,975	$	182	$	325,719	$	9,064	$	2,039		$	(60,646	)	$	276,358

See accompanying notes to the condensed consolidated financial statements.

COMMUNITY HEALTHCARE TRUST INCORPORATED

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited; Dollars in thousands)



	Six Months Ended June 30,
	2019			2018
OPERATING ACTIVITIES
Net income	$	3,516		$	4,289
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	10,839			10,002
Stock-based compensation	1,749			1,417
Straight-line rent receivable	(749		)	(807		)
Deferred income tax expense (benefit)	27			(112		)
Changes in operating assets and liabilities:
Other assets	(1,087		)	(1,309		)
Accounts payable and accrued liabilities	114			287
Other liabilities	(26		)	(739		)
Net cash provided by operating activities	14,383			13,028

INVESTING ACTIVITIES
Acquisitions of real estate	(63,449		)	(20,082		)
Acquisitions of notes receivable	—			(2,201		)
Funding of notes receivable	—			(4,833		)
Proceeds from the repayment of notes receivable	320			34
Capital expenditures on existing real estate properties	(1,654		)	(3,571		)
Net cash used in investing activities	(64,783		)	(30,653		)

FINANCING ACTIVITIES
Net repayments on revolving credit facility	(24,000		)	(8,000		)
Term loan borrowings	75,000			40,000
Mortgage note repayments	(52		)	—
Dividends paid	(15,394		)	(14,503		)
Proceeds from issuance of common stock	23,172			—
Equity issuance costs	(180		)	—
Debt issuance costs	(1,273		)	(218		)
Net cash provided by financing activities	57,273			17,279
Increase in cash and cash equivalents and restricted cash	6,873			(346		)
Cash and cash equivalents and restricted cash, beginning of period	2,392			2,130
Cash and cash equivalents and restricted cash, end of period	$	9,265		$	1,784

Supplemental Cash Flow Information:
Interest paid	$	2,781		$	2,555
Invoices accrued for construction, tenant improvement and other capitalized costs	$	29		$	265
Reclassification between accounts and notes receivable	$	45		$	—
Reclassification of registration statement costs incurred in prior year to equity issuance costs	$	187		$	—
(Decrease) increase in fair value of cash flow hedges	$	(5,245	)	$	1,626
Fair value of property received in foreclosure	$	—		$	4,541
Notes and mortgage receivable repayments utilized to originate note receivable	$	—		$	18,167

See accompanying notes to the condensed consolidated financial statements.

COMMUNITY HEALTHCARE TRUST INCORPORATED

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

June 30, 2019

(Unaudited)

Note 1. Summary of Significant Accounting Policies

Business Overview

Community Healthcare Trust Incorporated (the ‘‘Company’’, ‘‘we’’, ‘‘our’’) was organized in the State of Maryland on March 28, 2014. The Company is a fully-integrated healthcare real estate company that owns and acquires real estate properties that are leased to hospitals, doctors, healthcare systems or other healthcare service providers in our target submarkets. As of June 30, 2019, the Company had investments of approximately $511.6 million in 108 real estate properties, located in 30 states, totaling approximately 2.4 million square feet in the aggregate.

Basis of Presentation

The Condensed Consolidated Financial Statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. They do not include all of the information and footnotes required by GAAP for complete financial statements.

This interim financial information should be read in conjunction with the consolidated financial statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2018.

Management believes that all adjustments of a normal, recurring nature considered necessary for a fair presentation have been included. This interim financial information does not necessarily represent or indicate what the operating results will be for the year ending December 31, 2019. All material intercompany accounts and transactions have been eliminated.

Use of Estimates in the Condensed Consolidated Financial Statements

Preparation of the Condensed Consolidated Financial Statements in accordance with GAAP requires management to make estimates and assumptions that affect amounts reported in the Condensed Consolidated Financial Statements and accompanying notes. Actual results may materially differ from those estimates.

Reclassifications

Tenant reimbursements totaling $1.6 million and $3.0 million, respectively, on the Company's Condensed Consolidated Statements of Income for the three and six months ended June 30, 2018 were reclassified into rental income.

Income Taxes

The Company has elected to be taxed as a real estate investment trust ("REIT"), as defined under the Internal Revenue Code of 1986, as amended (the "Code"). The Company and one subsidiary have also elected for that subsidiary to be treated as a taxable REIT subsidiary ("TRS"), which is subject to federal and state income taxes. No provision has been made for federal income taxes for the REIT; however, the Company has recorded income tax expense or benefit for the TRS to the extent applicable. The Company intends at all times to qualify as a REIT under the Code. The Company must distribute at least 90% per annum of its REIT taxable income to its stockholders (which is computed without regard to the dividends paid deduction or net capital gain and which does not necessarily equal net income as calculated in accordance with GAAP) and meet other requirements to continue to qualify as a REIT.

Notes to Condensed Consolidated Financial Statements - Continued

New Accounting Pronouncements

Recently Adopted Accounting Pronouncements

Lease Accounting

In February 2016, the Financial Accounting Standards Board (the "FASB") issued Accounting Standards Update ("ASU") 2016-02, Leases; in January 2018, the FASB issued ASU 2018-01, Leases - Land Easement Practical Expedient for Transition to Topic 842; in July 2018, the FASB issued ASU 2018-10, Codification Improvements to Topic 842, Leases and ASU 2018-11, Leases - Targeted Improvements; and in December 2018, the FASB issued ASU 2018-20, Narrow-Scope Improvements for Lessors. The Company adopted this group of ASUs, collectively referred to as Topic 842, on January 1, 2019. Topic 842 superseded the existing standard for lease accounting (Topic 840, Leases).

The Company elected to utilize the following practical expedients provided by Topic 842:

• the package of practical expedients that allows an entity not to reassess upon adoption (i) whether an expired or existing contract contains a lease, (ii) whether a lease classification related to expired or existing lease arrangements, and (iii) whether costs incurred on expired or existing leases qualify as initial direct costs, and

• as a lessor, the practical expedient not to separate certain non-lease components, such as common area maintenance, from the lease component if (i) the timing and pattern of transfer are the same for the nonlease component and associated lease component, and (ii) the lease component would be classified as an operating lease if accounted for separately.

Topic 842 requires lessees to record most leases on their balance sheet through a right-of-use ("ROU") model, in which a lessee records a ROU asset and a lease liability on their balance sheet. Leases with terms that are 12 months or less or leases that are clearly insignificant have not been accounted for under the ROU model. Lessees will account for leases as financing or operating leases, with the classification affecting the timing and pattern of expense recognition in the income statement. Lease expense will be recognized based on the effective interest method for leases accounted for as finance leases and on a straight-line basis over the term of the lease for leases accounted for as operating leases.

The accounting by a lessor under Topic 842 is largely unchanged from that of Topic 840. Under Topic 842, lessors will continue to account for leases as a sales-type, direct-financing, or operating. A lease will be treated as a sale if it is considered to transfer control of the underlying asset to the lessee. A lease will be classified as direct-financing if risks and rewards are conveyed without the transfer of control. Otherwise, the lease is treated as an operating lease. Topic 842 requires accounting for a transaction as a financing in a sale leaseback when the seller-lessee is provided an option to purchase the property from the landlord at the tenant's option. The Company expects that this provision could change the accounting for these types of leases in the future. Topic 842 also includes the concept of separating lease and nonlease components. Under Topic 842, nonlease components, such as common area maintenance, would be accounted for under Topic 606 and separated from the lease payments. However, the Company elected the lessor practical expedient allowing the Company to not separate these components when certain conditions are met. With this election, the Company combined tenant reimbursements with rental income on its Condensed Consolidated Statements of Income. Additionally, we will recognize a charge to rental income for amounts deemed uncollectible. Further, the Company has historically only capitalized direct leasing costs, such as leasing commissions. While the new standard revises the treatment of indirect leasing costs and permits the capitalization and amortization only of direct leasing costs, the Company does not expect an impact to its financial statements related to the capitalization of leasing costs. Also, the Narrow-Scope Improvements for Lessors under ASU 2018-20 allows the Company to continue to exclude from revenue costs paid by our tenants on our behalf directly to third parties, such as property taxes and insurance.

Topic 842 provided two transition alternatives. The Company adopted the standard based on the prospective optional transition method, in which leases for comparative periods continue to be accounted for in accordance with Topic 840.

Notes to Condensed Consolidated Financial Statements - Continued

Upon adoption, where the Company is the lessee, we recorded a ROU asset and a related operating lease liability, each totaling approximately $0.1 million, related to one ground lease which will have minimal impact on the recognition of future ground lease expense. The ROU lease asset is included in other assets and the operating lease liability is included in other liabilities on the Company's Condensed Consolidated Balance Sheet.

Derivatives and Hedge Accounting

In October 2018, the FASB issued an update, ASU 2018-16, Inclusion of the Secured Overnight Financing Rate (SOFR) Overnight Index Swap (OIS) Rate as a Benchmark Interest Rate for Hedge Accounting Purposes to ASC Topic 815, Derivatives and Hedging. ASU 2018-16 expands the list of U.S. benchmark interest rates permitted in the application of hedge accounting by adding the OIS rate based on SOFR as an eligible benchmark interest rate. ASU 2018-16 is effective for interim and annual reporting periods in fiscal years beginning after December 15, 2018. We adopted this update effective January 1, 2019. The adoption of this update did not have an impact on our Condensed Consolidated Financial Statements.

Recently Issued Accounting Pronouncements

Financial Instruments-Credit Losses

In June 2016, the FASB issued ASU No. 2016-13, Financial Instruments-Credit Losses, which changes the impairment model for most financial assets and certain other instruments. For trade and other receivables, held-to-maturity debt securities, loans and other instruments, companies will be required to use a new current expected credit loss ("CECL") model that generally will result in the earlier recognition of allowances for losses. For available-for-sale debt securities with unrealized losses, companies will measure credit losses in a manner similar to what they do today, except that the losses will be recognized as allowances rather than as reductions in the amortized cost of the securities. Companies will have to disclose significantly more information, including information they use to track credit quality by year of origination for most financing receivables. Companies will apply the standard’s provisions as a cumulative-effect adjustment to retained earnings as of the beginning of the first reporting period in which the guidance is adopted. This standard is effective for the Company on January 1, 2020 with early adoption permitted. In August 2018, the FASB issued a proposal that would amend the ASU to clarify that receivables arising from leases would not be within the scope of the ASU but rather would be accounted for under the leasing standard. The Company continues to monitor the FASB's activity relating to this ASU and the effects that it could have on our Consolidated Financial Statements.

Note 2. Real Estate Investments

At June 30, 2019, the Company had investments of approximately $511.6 million in 108 real estate properties. The following table summarizes the Company's real estate investments.



(Dollars in thousands)	Number of Facilities	Land and Land Improvements		Buildings, Improvements, and Lease Intangibles		Personal Property		Total		Accumulated Depreciation
Medical office buildings:
Florida	5	$	4,608	$	29,349	$	—	$	33,957	$	4,921
Ohio	6	3,638		26,517		—		30,155		5,855
Texas	3	3,115		15,591		—		18,706		4,659
Illinois	3	1,877		15,014		—		16,891		2,905
Kansas	3	2,455		14,933		—		17,388		4,335
Iowa	1	2,241		9,062		—		11,303		2,734
Other states	15	4,356		35,925		—		40,281		5,196
	36	22,290		146,391		—		168,681		30,605
Physician clinics:
Kansas	2	610		6,921		—		7,531		1,587
Illinois	6	2,888		9,539		—		12,427		688
Florida	5	506		10,322		—		10,828		998
Other states	9	2,903		21,646		—		24,549		3,721
	22	6,907		48,428		—		55,335		6,994
Surgical centers and hospitals:
Louisiana	1	1,683		21,353		—		23,036		1,377
Michigan	2	637		8,286		—		8,923		2,529
Illinois	2	2,349		8,222		—		10,571		1,604
Florida	1	271		7,069		—		7,340		926
Arizona	2	576		5,389		—		5,965		1,689
Other states	7	2,130		17,917		—		20,047		4,303
	15	7,646		68,236		—		75,882		12,428
Specialty centers:
Illinois	3	3,489		24,733		—		28,222		2,516
Other states	22	5,207		38,396		—		43,603		7,857
	25	8,696		63,129		—		71,825		10,373
Behavioral facilities:
Massachusetts	1	3,835		23,302		—		27,137		—
West Virginia	1	2,138		22,897		—		25,035		1,026
Illinois	1	1,300		18,803		—		20,103		1,450
Indiana	2	1,126		6,040		—		7,166		390
Other states	3	1,412		12,840		—		14,252		583
	8	9,811		83,882		—		93,693		3,449
Inpatient rehabilitation facilities:
Texas	1	1,515		27,001		—		28,516		272
	1	1,515		27,001		—		28,516		272
Long-term acute care hospitals:
Indiana	1	523		14,405		—		14,928		1,394
	1	523		14,405		—		14,928		1,394
Corporate property	—	—		2,578		143		2,721		328
Total real estate investments	108	$	57,388	$	454,050	$	143	$	511,581	$	65,843

Notes to Condensed Consolidated Financial Statements - Continued

Note 3. Real Estate Leases

The Company’s properties are generally leased pursuant to non-cancelable, fixed-term operating leases with expiration dates through 2034. The Company’s leases generally require the lessee to pay minimum rent, with fixed rent renewal terms or increases based on a Consumer Price Index and and may also include additional rent, which may include taxes (including property taxes), insurance, maintenance and other operating costs associated with the leased property.

Some leases provide the lessee, during the term of the lease, with an option or right of first refusal to purchase the leased property. Some leases also allow the lessee to renew or extend their lease term or in some cases terminate their lease, based on conditions provided in the lease.

Future minimum lease payments under the non-cancelable operating leases due the Company for the years ending December 31, as of June 30, 2019, are as follows (in thousands):



2019 (six months ending December 31)	$	23,457
2020	44,779
2021	41,619
2022	38,168
2023	33,579
2024 and thereafter	189,870
	$	371,472

Straight-line rental income

Rental income is recognized as earned over the life of the lease agreement on a straight-line basis. Straight-line rent included in rental income was approximately $0.4 million and $0.4 million, respectively, for the three months ended June 30, 2019 and 2018 and was approximately $0.7 million and $0.8 million, respectively, for the six months ended June 30, 2019 and 2018.

Deferred revenue

Rent received but not yet earned is deferred until such time it is earned. Deferred revenue, included in other liabilities, was approximately $1.7 million and $1.6 million, respectively, at June 30, 2019 and December 31, 2018.

Note 4. Real Estate Acquisitions

During the second quarter of 2019, the Company acquired three real estate properties totaling approximately 110,000 square feet for an aggregate purchase price of approximately $31.9 million and cash consideration of approximately $30.7 million. Upon acquisition, the properties were approximately 97.1% leased in the aggregate with lease expirations through 2034. Amounts reflected in revenues and net income for the six months ended June 30, 2019 for these properties were approximately $0.5 million and $0.5 million, respectively. Due to the original structuring of one of the acquisitions in April 2019, the Company recorded interest income for May and June of 2019 totaling approximately $0.4 million, included in other operating interest on the Condensed Consolidated Statements of Income, rather than rental income. Transaction costs totaling approximately $0.2 million related to these asset acquisitions were capitalized in the period and included in real estate assets.

During the first quarter of 2019, the Company acquired two real estate properties totaling approximately 83,000 square feet for an aggregate purchase price and cash consideration of approximately $32.7 million. Upon acquisition, the properties were 100% leased in the aggregate with lease expirations in 2029. Amounts reflected in revenues and net income for the six months ended June 30, 2019 for these properties were approximately $1.2 million and $0.9 million, respectively. Transaction costs totaling approximately $0.1 million related to these asset acquisitions were capitalized in the period and included in real estate assets.

Notes to Condensed Consolidated Financial Statements - Continued

The following table summarizes the relative fair values of the assets acquired and liabilities assumed in the property acquisitions for the six months ended June 30, 2019.



			Relative Fair Value			Estimated Useful Life
			(in thousands)			(In years)
Land and land improvements			$	7,061		4.7-13.9
Building and building improvements			56,655			20-40
Intangibles:
	At-market lease intangibles		1,281			3.8-10.8
	Below-market lease intangibles		(44		)	8.3
		Total intangibles	1,237
Accounts receivable and other assets assumed			14
Accounts payable, accrued liabilities and other liabilities assumed			(1,430		)
Prorated rent, interest and operating expense reimbursement amounts collected			(88		)
	Total cash consideration		$	63,449

Note 5. Debt, net

The table below details the Company's debt as of June 30, 2019 and December 31, 2018.



	Balance as of
(Dollars in thousands)	June 30, 2019		December 31, 2018		Maturity Dates

Revolving Credit Facility	$	19,000	$	43,000	3/23
A-1 Term Loan, net	49,796		49,759		3/22
A-2 Term Loan, net	49,748		49,722		3/24
A-3 Term Loan, net	74,388		—		3/26
Mortgage Note Payable	5,244		5,285		5/24
	$	198,176	$	147,766

The Company's second amended and restated credit facility (the "Credit Facility") is by and among Community Healthcare OP, LP, the Company, the lenders from time to time party thereto, and SunTrust Bank, as Administrative Agent. The Company’s material subsidiaries are guarantors of the obligations under the Credit Facility. The Company entered into a third amendment to its Credit Facility (the "Third Amendment") on March 29, 2019, which added a $75.0 million term loan (the "A-3 Term Loan"), which matures on March 29, 2026, extended the maturity of the revolving credit facility (the "Revolving Credit Facility") to March 29, 2023, improved pricing on the Credit Facility, and adjusted certain financial covenants. The Company paid approximately $1.3 million in fees and expenses related to the Third Amendment, of which $0.7 million was related to the Revolving Credit Facility and was recorded as deferred financing costs, included in Other Assets, and $0.6 million was related to the A-3 Term Loan and was recorded as deferred financing costs, included in Debt, net, on the Company's Condensed Consolidated Balance Sheet.

The Credit Facility, as amended, provides for a $150.0 million Revolving Credit Facility and $175.0 million in term loans (the "Term Loans"). The Credit Facility, through the accordion feature, allows borrowings up to a total of $525.0 million including the ability to add and fund additional term loans. The Revolving Credit Facility matures on March 29, 2023 and includes one 12-month option to extend the maturity date of the Revolving Credit Facility, subject to the satisfaction of certain conditions. The Term Loans include a five-year term loan facility in the

Notes to Condensed Consolidated Financial Statements - Continued

aggregate principal amount of $50.0 million (the "A-1 Term Loan"), which matures on March 29, 2022, a seven-year term loan facility in the aggregate principal amount of $50.0 million (the "A-2 Term Loan"), which matures on March 29, 2024 and the new seven-year, $75.0 million A-3 Term Loan, which matures on March 29, 2026.

Amounts outstanding under the Revolving Credit Facility, as amended, bear annual interest at a floating rate that is based, at the Company’s option, on either: (i) LIBOR plus 1.25% to 1.90% or (ii) a base rate plus 0.25% to 0.90% in each case, depending upon the Company’s leverage ratio. In addition, the Company is obligated to pay an annual fee equal to 0.25% of the amount of the unused portion of the Revolving Credit Facility if amounts borrowed are greater than 33.3% of the borrowing capacity under the Revolving Credit Facility and 0.35% of the unused portion of the Revolving Credit Facility if amounts borrowed are less than or equal to 33.3% of the borrowing capacity under the Revolving Credit Facility. The Company had $19.0 million outstanding under the Revolving Credit Facility with a borrowing capacity remaining of approximately $131.0 million at June 30, 2019.

Amounts outstanding under the Term Loans, as amended, bear annual interest at a floating rate that is based, at the Company’s option, on either: (i) LIBOR plus 1.25% to 2.30% or (ii) a base rate plus 0.25% to 1.30%, in each case, depending upon the Company’s leverage ratio. In addition, the Company is obligated to pay an annual fee equal to 0.35% of the amount of the unused portion of the Term Loans. The Company has entered into interest rate swaps to fix the interest rates on the Term Loans. See Note 6 for more details on the interest rate swaps. At June 30, 2019, the Company had drawn the full $175.0 million under the Term Loans which had a fixed weighted average interest rate under the swaps of approximately 4.569%.

The Company’s ability to borrow under the Credit Facility is subject to its ongoing compliance with a number of customary affirmative and negative covenants, including limitations with respect to liens, indebtedness, distributions, mergers, consolidations, investments, restricted payments and asset sales, as well as financial maintenance covenants. The Company was in compliance with its financial covenants under its Credit Facility as of June 30, 2019.

Note 6. Derivative Financial Instruments

Risk Management Objective of Using Derivatives

The Company may use derivative financial instruments, including interest rate swaps, caps, options, floors and other interest rate derivative contracts, to hedge all or a portion of the interest rate risk associated with its borrowings. The principal objective of such arrangements is to minimize the risks and/or costs associated with the Company’s operating and financial structure as well as to hedge specific anticipated transactions. The Company does not intend to utilize derivatives for speculative or other purposes other than interest rate risk management. The use of derivative financial instruments carries certain risks, including the risk that the counterparties to these contractual arrangements are not able to perform under the agreements. To mitigate this risk, the Company only enters into derivative financial instruments with counterparties with high credit ratings and with major financial institutions with which the Company and its affiliates may also have other financial relationships. The Company does not anticipate that any of the counterparties will fail to meet their obligations.

Cash Flow Hedges of Interest Rate Risk

The Company’s objectives in using interest rate derivatives are to add stability to interest expense and to manage its exposure to interest rate movements. To accomplish these objectives, the Company primarily uses interest rate swaps as part of its interest rate risk management strategy. Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for the Company making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.

As of June 30, 2019, the Company had seven outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk for notional amounts totaling $175.0 million. The table below presents the fair value of the Company’s derivative financial instruments as well as their classification on the Condensed Consolidated Balance Sheets as of June 30, 2019 and December 31, 2018.

Notes to Condensed Consolidated Financial Statements - Continued



	Asset Derivatives Fair Value at					Liability Derivatives Fair Value at
	June 30, 2019		December 31, 2018		Balance Sheet Classification	June 30, 2019		December 31, 2018		Balance Sheet Classification
Interest rate swaps	$	—	$	902	Other assets	$	4,769	$	98	Other Liabilities

The changes in the fair value of derivatives designated and that qualify as cash flow hedges are recorded in accumulated other comprehensive (loss) income and are subsequently reclassified to interest expense in the period that the hedged forecasted transaction affects earnings.

Amounts reported in accumulated other comprehensive (loss) income related to derivatives will be reclassified to interest expense as interest payments are made on the Company’s Term Loans. During the next twelve months, the Company estimates that an additional $0.7 million will be reclassified from other comprehensive (loss) income ("OCI") as an increase to interest expense.

The table below details the location in the financial statements of the gain or loss recognized on interest rate derivatives designated as cash flow hedges for the three and six months ended June 30, 2019 and 2018.



	Three Months Ended June 30,					Six Months Ended June 30,
(Dollars in thousands)	2019			2018		2019			2018
Amount of unrealized (loss) gain recognized in OCI on derivative	$	(4,032	)	$	720	$	(5,245	)	$	1,626
Amount of (gain) loss reclassified from accumulated OCI into interest expense	$	(95	)	$	87	$	(157	)	$	155
Total Interest Expense presented in the Condensed Consolidated Statements of Income in which the effects of the cash flow hedges are recorded	$	2,251		$	1,571	$	4,305		$	2,839

Credit-risk-related Contingent Features

As of June 30, 2019, the fair value of derivatives in a net liability position including accrued interest but excluding

any adjustment for nonperformance risk related to these agreements was $5.0 million. As of June 30, 2019, the

Company has not posted any collateral related to these agreements and was not in breach of any agreement

provisions. If the Company had breached any of these provisions, it could have been required to settle its obligations

under the agreements at their aggregate termination value of approximately $5.0 million at June 30, 2019.

Note 7. Stockholders’ Equity

Common Stock

The following table provides a reconciliation of the beginning and ending common stock balances for the six months ended June 30, 2019 and for the year ended December 31, 2018:



	Six Months Ended June 30, 2019	Year Ended December 31, 2018
Balance, beginning of period	18,634,502	18,085,798
Issuance of common stock	641,053	334,700
Restricted stock-based awards	125,689	214,004
Balance, end of period	19,401,244	18,634,502

Notes to Condensed Consolidated Financial Statements - Continued

ATM Program

On August 7, 2018, the Company entered into an at-the-market offering program ("ATM Program") with Sandler O’Neill & Partners, L.P., Evercore Group L.L.C., SunTrust Robinson Humphrey, Inc., BB&T Capital Markets, a division of BB&T Securities, LLC, Fifth Third Securities, Inc. and Janney Montgomery Scott LLC, as sales agents (collectively, the “Agents”), under which the Company may issue and sell shares of its common stock, par value $0.01 per share (the “Common Stock”), having an aggregate gross sales price of up to $100.0 million (the “Shares”) from time to time through or to one or more of the Agents, as may be determined by the Company in its sole discretion, subject to the terms and conditions of the Agreement and applicable law.

The Company's activity under the ATM program for the three and six months ended June 30, 2019 is detailed in the table below. As of June 30, 2019, the Company had approximately $66.0 million remaining that may be issued under the ATM Program.



	Three Months Ended June 30, 2019		Six Months Ended June 30, 2019
Shares issued	497,453		641,053
Proceeds received (in millions)	$	18.5	$	23.2
Average gross sales price per share ($)	$	37.85	$	36.89

Note 8. Net Income Per Common Share

The following table sets forth the computation of basic and diluted net income per common share.



	Three Months Ended June 30,						Six Months Ended June 30,
(Dollars in thousands, except per share data)	2019			2018			2019			2018
Net income	$	2,066		$	2,417		$	3,516		$	4,289
Participating securities' share in earnings	(351		)	(241		)	(652		)	(481		)
Net income, less participating securities' share in earnings	$	1,715		$	2,176		$	2,864		$	3,808

Weighted average Common Shares outstanding
Weighted average Common Shares outstanding	19,055,110			18,187,718			18,896,274			18,175,990
Unvested restricted shares	(809,442		)	(614,035		)	(795,301		)	(602,307		)
Weighted average Common Shares outstanding–Basic	18,245,668			17,573,683			18,100,973			17,573,683
Dilutive potential common shares	—			—			—			—
Weighted average Common Shares outstanding –Diluted	18,245,668			17,573,683			18,100,973			17,573,683

Basic Net Income per Common Share	$	0.09		$	0.12		$	0.16		$	0.22

Diluted Net Income per Common Share	$	0.09		$	0.12		$	0.16		$	0.22

Note 9. Incentive Plan

Under the Company's 2014 Incentive Plan, as amended, awards may be made in the form of restricted stock, cash or a combination of both. Compensation expense recognized from the amortization of the value of the Company's officer, employee and director shares over the applicable vesting periods during the three months ended June 30, 2019 and 2018 was approximately $0.9 million and $0.8 million, respectively, and during the six months ended June 30, 2019 and 2018 was approximately $1.8 million and $1.4 million, respectively. Included in general and administrative expense for the second quarter of 2018 was approximately $0.2 million related to fully amortized shares previously granted to a board member who did not stand for re-election to the Company's board. A summary

of the activity under the 2014 Incentive Plan for the three and six months ended June 30, 2019 and 2018 is included in the table below.



		Three Months Ended June 30,			Six Months Ended June 30,
		2019		2018	2019		2018
Stock-based awards, beginning of period		794,177		606,116	709,487		512,115
	Stock in lieu of compensation	15,004		5,320	57,529		52,347
	Stock awards	25,995		14,856	68,160		61,830
	Total stock granted	40,999		20,176	125,689		114,177
	Vested shares	(21,424	)	—	(21,424	)	—
Stock-based awards, end of period		813,752		626,292	813,752		626,292

Note 10. Other Assets

Items included in Other assets, net on the Company's Condensed Consolidated Balance Sheets as of June 30, 2019 and December 31, 2018 are detailed in the table below.



	Balance as of
(Dollars in thousands)	June 30, 2019		December 31, 2018
Notes receivable	$	23,835	$	24,110
Accounts and interest receivables	2,773		2,158
Straight-line rent receivables	4,006		3,254
Prepaid assets	659		487
Deferred financing costs, net	771		318
Leasing commissions, net	900		790
Deferred tax asset	1,998		2,024
Fair value of interest rate swaps	—		902
Above-market intangible assets, net	156		168
Right of use leased asset	141		—
Other	258		335
	$	35,497	$	34,546

The Company's $23.8 million in notes receivable at June 30, 2019 include mainly the following notes. Interest related to these notes is included in Other Operating Interest on the Company's Condensed Consolidated Statements of Income.


•	On April 25, 2018, the Company provided a $23.0 million loan to a newly formed company (Newco), secured by all assets and ownership interests in seven long-term acute care hospitals and one inpatient rehabilitation hospital. The loan, which matures on May 1, 2031, currently bears interest at 9% per annum, with principal payments beginning in May 2021.


•	On December 31, 2018, the Company entered into notes with a tenant totaling $0.9 million. The notes bear interest at 9% per annum and mature on December 31, 2019.

The Company identified the borrowers of these notes as variable interest entities ("VIEs"), but management determined that the Company was not the primary beneficiary of the VIEs because we lack either directly or through

related parties any material impact in the activities that impact the borrowers' economic performance. We are not obligated to provide support beyond our stated commitment to the borrowers, and accordingly our maximum exposure to loss as a result of this relationship is limited to the amount of our outstanding notes receivable. The VIEs that we have identified at June 30, 2019 are summarized in the table below.



Classification	Carrying Amount (in millions)		Maximum Exposure to Loss (in millions)
Notes receivable	$	861	$	861
Note receivable	$	22,962	$	22,962

Note 11. Fair Value of Financial Instruments

The following methods and assumptions were used to estimate the fair value of each class of financial instruments for which it is practical to estimate the fair value.

Cash and cash equivalents and restricted cash - The carrying amount approximates the fair value.

Notes receivable - The fair value is estimated using cash flow analyses, based on an assumed market rate of interest or at a rate consistent with the rates on notes carried by the Company and are classified as level 2 in the hierarchy.

Borrowings under our Credit Facility - The carrying amount approximates the fair value because the borrowings are based on variable market interest rates.

Derivative financial instruments - The fair value is estimated using discounted cash flow techniques. These techniques incorporate primarily level 2 inputs. The market inputs are utilized in the discounted cash flow calculation considering the instrument’s term, notional amount, discount rate and credit risk. Significant inputs to the derivative valuation model for interest rate swaps are observable in active markets and are classified as level 2 in the hierarchy.

Mortgage note payable - The fair value is estimated using cash flow analyses which are based on an assumed market rate of interest or at a rate consistent with the rates on mortgage notes assumed by the Company and are classified as level 2 in the hierarchy.

The table below details the fair values and carrying values for our notes receivable, interest rate swaps, and mortgage note payable at June 30, 2019 and December 31, 2018, using level 2 inputs.



	June 30, 2019				December 31, 2018
(Dollars in thousands)	Carrying Value		Fair Value		Carrying Value		Fair Value
Notes receivable	$	23,835	$	23,935	$	24,110	$	23,936
Interest rate swap asset	$	—	$	—	$	902	$	902
Interest rate swap liability	$	4,769	$	4,769	$	269	$	269
Mortgage note payable	$	5,340	$	5,262	$	5,391	$	5,307

Notes to Condensed Consolidated Financial Statements - Continued

Note 12. Subsequent Events

Dividend Declared

On August 1, 2019, the Company’s Board of Directors declared a quarterly common stock dividend in the amount of $0.4125 per share. The dividend is payable on August 30, 2019 to stockholders of record on August 16, 2019.

Subsequent Acquisitions

Subsequent to June 30, 2019, the Company acquired three real estate properties, including one that was previously under construction, totaling approximately 130,000 square feet for a purchase price of approximately $52.6 million and cash consideration of approximately $52.2 million. Upon acquisition, the properties were 100.0% leased in the aggregate with lease expiration through 2034. The Company funded the acquisitions with cash from operations and proceeds from the Company's Revolving Credit Facility.

ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

Disclosure Regarding Forward-Looking Statements

This report and other materials that Community Healthcare Trust Incorporated (the "Company") has filed or may file with the Securities and Exchange Commission, as well as information included in oral statements or other written statements made, or to be made, by management of the Company, contain, or will contain, contains statements that are “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. Forward-looking statements are generally identifiable by use of forward-looking terminology such as “believes”, “expects”, “may”, “should”, “seeks”, “approximately”, “intends”, “plans”, “estimates”, “anticipates” or other similar words or expressions, including the negative thereof. Forward-looking statements are based on certain assumptions and can include future expectations, future plans and strategies, financial and operating projections or other forward-looking information. Such forward-looking statements reflect management’s current beliefs and are based on information currently available to management. Because forward-looking statements relate to future events, they are subject to inherent uncertainties, risks and changes in circumstances that are difficult to predict and many of which are outside of the Company’s control. Thus, the Company’s actual results and financial condition may differ materially from those indicated in such forward-looking statements. Some factors that might cause such a difference include the following: general volatility of the capital markets and the market price of the Company’s common stock, changes in the Company’s business strategy, availability, terms and deployment of capital, the Company’s ability to refinance existing indebtedness at or prior to maturity on favorable terms, or at all, changes in the real estate industry in general, interest rates or the general economy, adverse developments related to the healthcare industry, the degree and nature of the Company’s competition, the ability to consummate acquisitions under contract and the other factors described in the section entitled “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2018, and the Company’s other filings with the Securities and Exchange Commission from time to time. Readers are therefore cautioned not to place undue reliance on the forward-looking statements contained herein which speak only as of the date hereof. The Company intends these forward-looking statements to speak only as of the time of this report and the Company undertakes no obligation to update forward-looking statements, whether as a result of new information, future developments, or otherwise, except as may be required by law.

The purpose of this Management's Discussion and Analysis ("MD&A") is to provide an understanding of the Company's consolidated financial condition, results of operations and cash. MD&A is provided as a supplement to, and should be read in conjunction with, the Company's Condensed Consolidated Financial Statements and accompanying notes.

Overview

References such as "we," "us," "our," and "the Company" mean Community Healthcare Trust Incorporated, a Maryland corporation, and its consolidated subsidiaries.

We were organized in the State of Maryland on March 28, 2014. We are a self-administered, self-managed healthcare real estate investment trust, or REIT, that acquires and owns properties that are leased to hospitals, doctors, healthcare systems or other healthcare service providers in our target submarkets.

Trends and Matters Impacting Operating Results

Management monitors factors and trends that it believes are important to the Company and the REIT industry in order to gauge their potential impact on the operations of the Company. Certain of the factors and trends that management believes may impact the operations of the Company are discussed below.

Real estate acquisitions

See Note 4 to the Condensed Consolidated Financial Statements for more details on these acquisitions.

3rd Quarter 2019 Acquisitions

Acquisition Pipeline

The Company has five properties under definitive purchase agreements for an aggregate expected purchase price of approximately $15.8 million. The Company's expected aggregate returns on these investments range from approximately 9.2% to 10.1%. The Company anticipates the properties will close during the third quarter of 2019. However, the Company is currently performing due diligence procedures customary for these types of transactions and cannot provide assurance as to the timing of when, or whether, these transactions will actually close.

The Company also has four properties under definitive purchase agreements, to be acquired after completion and occupancy, for an aggregate expected purchase price of approximately $87.0 million. The Company's expected aggregate returns on these investments range rom approximately 9.5% to 11.0%. The Company expects to close these properties through 2020; however, the Company cannot provide assurance as to the timing of when, or whether, these transactions will actually close.

The Company anticipates funding these investments with cash from operations, through proceeds from its Credit Facility or from net proceeds from additional debt or equity offerings.

Leased square footage

As of June 30, 2019, our real estate portfolio was approximately 90.1% leased. During the first six months of 2019, we had expiring or terminated leases related to approximately 73,000 square feet and leased or renewed leases relating to approximately 101,000 square feet.

Highlands Transition Update

A new operator is currently managing Highlands Hospital pursuant to a management agreement, continues to perform due diligence, and is in the process of preparing for transfer of licenses and other assets.

The Company's lease with the new operator will become effective upon the transfer of the licenses to the new operator, which is anticipated to happen in the second half of 2019.

The Company has received and anticipates continuing to receive monthly payments of approximately $0.3 million.

Though the Company has experienced some short-term effects from the timing of receipts or reimbursement of expenses, the Company does not anticipate any material adverse long-term effect to its cash flows or net income related to the transition or subsequent leasing of this facility.

The Company cannot provide assurance as to the timing or whether, this transaction will actually close.

Off-Balance Sheet Arrangements

We have no off-balance sheet arrangements that are reasonably likely to have a material effect on the Company's consolidated financial condition, results of operations or liquidity.

Inflation

We believe inflation will have a minimal impact on the operating performance of our properties. Many of our lease agreements contain provisions designed to mitigate the adverse impact of inflation. These provisions include clauses that enable us to receive payment of increased rent pursuant to escalation clauses which generally increase rental rates during the terms of the leases. These escalation clauses often provide for fixed rent increases or indexed escalations (based upon the Consumer Price Index or other measures). However, some of these contractual rent increases may be less than the actual rate of inflation. Generally, our lease agreements require the tenant to pay property operating expenses, including maintenance costs, real estate taxes and insurance. This requirement reduces our exposure to increases in these costs and property operating expenses resulting from inflation.

Seasonality

We do not expect our business to be subject to material seasonal fluctuations.

New Accounting Pronouncements

See Note 1 to the Company’s Condensed Consolidated Financial Statements accompanying this report for information on new accounting standards not yet adopted.

Results of Operations

The Company's results of operations for the three and six months ended June 30, 2019 compared to the same period in 2018 have most significantly been impacted by its real estate acquisitions. As of June 30, 2019 and 2018, the Company had investments in real estate properties totaling approximately $511.6 million and $416.8 million, respectively.

Three Months Ended June 30, 2019 Compared to Three Months Ended June 30, 2018

The table below shows our results of operations for the three months ended June 30, 2019 compared to the same period in 2018 and the effect of changes in those results from period to period on our net income.



	Three Months Ended June 30,						Increase (Decrease) to Net Income
(dollars in thousands)	2019			2018			$			%
REVENUES
Rental income	$	13,361		$	11,810		$	1,551		13.1	%
Other operating interest	955			592			363			61.3	%
	14,316			12,402			1,914			15.4	%
EXPENSES
Property operating	2,993			2,506			(487		)	(19.4	)%
General and administrative	1,776			1,504			(272		)	(18.1	)%
Depreciation and amortization	5,299			4,630			(669		)	(14.4	)%
	10,068			8,640			(1,428		)	(16.5	)%
INCOME FROM CONTINUING OPERATIONS BEFORE INCOME TAXES AND OTHER ITEMS	4,248			3,762			486			12.9	%
Interest expense	(2,251		)	(1,571		)	(680		)	(43.3	)%
Other income	69			226			(157		)	(69.5	)%
INCOME FROM CONTINUING OPERATIONS	2,066			2,417			(351		)	(14.5	)%
NET INCOME	$	2,066		$	2,417		$	(351	)	(14.5	)%

Revenues

Revenues increased approximately $1.9 million, or 15.4%, for the three months ended June 30, 2019 compared to the same period in 2018 mainly due to acquisitions of real estate. Due to the original structuring of an acquisition in April 2019, the Company recorded interest income of approximately $0.4 million, included in other operating interest, rather than rental income, for May and June of 2019.

Expenses

Property operating expenses increased approximately $0.5 million, or 19.4%, for the three months ended June 30, 2019 compared to the same period in 2018 mainly due to acquisitions of real estate.

General and administrative expenses increased approximately $0.3 million, or 18.1%, for the three months ended June 30, 2019 compared to the same period in 2018. Compensation-related expenses and occupancy costs related to our employees, including the amortization of non-vested restricted common shares issued under our 2014 Incentive Plan and expenses related to the addition of employees increased approximately $0.3 million in the second quarter of 2019 compared to the same period in 2018.

Depreciation and amortization expense increased approximately $0.7 million, or 14.4%, for the three months ended June 30, 2019 compared to the same period in 2018. Acquisitions accounted for an increase of approximately $1.1 million, offset by a decrease of approximately $0.6 million in amortization due to fully depreciated real estate lease

intangibles which generally have a shorter depreciable life than a building. Also, land, building and tenant improvements accounted for an increase of approximately $0.2 million.

Interest expense

Interest expense increased approximately $0.7 million, or 43.3%, for the three months ended June 30, 2019 compared to the same period in 2018 due mainly to additional Term Loan borrowings under its Credit Facility in the first quarters of 2018 and 2019, as well as a higher weighted average debt balance and weighted average interest rate on the Revolving Credit Facility in the second quarter of 2019 compared to the same period in 2018.

Six Months Ended June 30, 2019 Compared to Six Months Ended June 30, 2018

The table below shows our results of operations for the six months ended June 30, 2019 compared to the same period in 2018 and the effect of changes in those results from period to period on our net income.



	Six Months Ended June 30,						Increase (Decrease) to Net Income
(dollars in thousands)	2019			2018			$			%
REVENUES
Rental income	$	26,259		$	22,885		$	3,374		14.7	%
Other operating interest	1,498			946			552			58.4	%
	27,757			23,831			3,926			16.5	%
EXPENSES
Property operating	6,068			4,870			(1,198		)	(24.6	)%
General and administrative	3,561			2,697			(864		)	(32.0	)%
Depreciation and amortization	10,545			9,546			(999		)	(10.5	)%
	20,174			17,113			(3,061		)	(17.9	)%
INCOME FROM CONTINUING OPERATIONS BEFORE INCOME TAXES AND OTHER ITEMS	7,583			6,718			865			12.9	%
Interest expense	(4,305		)	(2,839		)	(1,466		)	51.6	%
Other income	238			410			(172		)	(42.0	)%
INCOME FROM CONTINUING OPERATIONS	3,516			4,289			(773		)	(18.0	)%
NET INCOME	$	3,516		$	4,289		$	(773	)	(18.0	)%

Revenues

Revenues increased approximately $3.9 million, or 16.5%, for the six months ended June 30, 2019 compared to the same period in 2018 mainly due to acquisitions of real estate. Due to the original structuring of an acquisition in April 2019, the Company recorded interest income of approximately $0.4 million, included in other operating interest, rather than rental income, for May and June of 2019.

Expenses

Property operating expenses increased approximately $1.2 million, or 24.6%, for the six months ended June 30, 2019 compared to the same period in 2018 mainly due to acquisitions of real estate.

General and administrative expenses increased approximately $0.9 million, or 32.0%, for the six months ended June 30, 2019 compared to the same period in 2018. Compensation-related expenses and occupancy costs related to our employees, including the amortization of non-vested restricted common shares issued under our 2014 Incentive Plan and expenses related to the addition of employees increased approximately $0.6 million; and state and federal income taxes and franchise taxes increased approximately $0.3 million.

Depreciation and amortization expense increased approximately $1.0 million, or 10.5%, for the six months ended June 30, 2019 compared to the same period in 2018. Acquisitions accounted for an increase of approximately $2.1 million, offset by a decrease of approximately $1.4 million in amortization due to fully depreciated real estate lease intangibles which generally have a shorter depreciable life than a building. Also, land, building and tenant improvements accounted for an increase of approximately $0.3 million.

Interest expense

Interest expense increased approximately $1.5 million, or 51.6%, for the six months ended June 30, 2019 compared to the same period in 2018 due mainly to additional Term Loan borrowings under its Credit Facility in the first quarters of 2018 and 2019, as well as a higher weighted average debt balance and weighted average interest rate on the Revolving Credit Facility in the first six months of 2019 compared to the same period in 2018.

Funds from Operations

Funds from operations (“FFO”) and FFO per share are operating performance measures adopted by the National Association of Real Estate Investment Trusts, Inc. (“NAREIT”). NAREIT defines FFO as the most commonly accepted and reported measure of a REIT’s operating performance equal to net income (calculated in accordance with GAAP), excluding gains or losses from the sale of certain real estate assets and gains or losses from change in control, plus depreciation and amortization related to real estate, plus impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity, and after adjustments for unconsolidated partnerships and joint ventures, as well as other items discussed in NAREIT's Funds From Operations White Paper - 2018 Restatement.

Management believes that net income, as defined by GAAP, is the most appropriate earnings measurement. However, management believes FFO and FFO per share to be supplemental measures of a REIT’s performance because they provide an understanding of the operating performance of the Company’s properties without giving effect to certain significant non-cash items, primarily depreciation and amortization expense. Historical cost accounting for real estate assets in accordance with GAAP assumes that the value of real estate assets diminishes predictably over time. However, real estate values instead have historically risen or fallen with market conditions. The Company believes that by excluding the effect of depreciation, amortization and gains or losses from sales of real estate, all of which are based on historical costs and which may be of limited relevance in evaluating current performance, FFO and FFO per share can facilitate comparisons of operating performance between periods. The Company reports FFO and FFO per share because these measures are observed by management to also be the predominant measures used by the REIT industry and by industry analysts to evaluate REITs and because FFO per share is consistently reported, discussed, and compared by research analysts in their notes and publications about REITs. For these reasons, management has deemed it appropriate to disclose and discuss FFO and FFO per share. However, FFO does not represent cash generated from operating activities determined in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs. FFO should not be considered as an alternative to net income attributable to common stockholders as an indicator of the Company’s operating performance or as an alternative to cash flow from operating activities as a measure of liquidity.

The table below reconciles FFO to net income for the three and six months ended June 30, 2019 and 2018, respectively.



	Three Months Ended June 30,				Six Months Ended June 30,
(Dollars in thousands, excepts per share amounts)	2019		2018		2019		2018
Net income	$	2,066	$	2,417	3,516		$	4,289
Real estate depreciation and amortization	5,340		4,624		10,622		9,535
Total adjustments	5,340		4,624		10,622		9,535
Funds from Operations	$	7,406	$	7,041	$	14,138	$	13,824
Funds from Operations per Common Share-Basic	$	0.41	$	0.40	$	0.78	$	0.79
Funds from Operations per Common Share-Diluted	$	0.40	$	0.40	$	0.76	$	0.78
Weighted Average Common Shares Outstanding-Basic	18,245,668		17,573,683		18,100,973		17,573,683
Weighted Average Common Shares Outstanding-Diluted ⁽¹⁾	18,684,916		17,799,823		18,530,138		17,812,408

(1) Diluted weighted average common shares outstanding for FFO are calculated based on the treasury method, rather than the 2-class method used to calculate earnings per share.

Liquidity and Capital Resources

The Company monitors its liquidity and capital resources and relies on several key indicators in its assessment of capital markets for financing acquisitions and other operating activities as needed, including the following:


•	Leverage ratios and financial covenants included in our Credit Facility;


•	Dividend payout percentage; and


•	Interest rates, underlying treasury rates, debt market spreads and equity markets.

The Company uses these indicators and others to compare its operations to its peers and to help identify areas in which the Company may need to focus its attention.

Sources and Uses of Cash

The Company derives most of its revenues from its real estate property and notes portfolio, collecting rental income, operating expense reimbursements and interest based on contractual arrangements with its tenants and borrowers. These sources of revenue represent our primary source of liquidity to fund our dividends, general and administrative expenses, property operating expenses, interest expense on our Credit Facility and other expenses incurred related to managing our existing portfolio and investing in additional properties. To the extent additional resources are needed, the Company will fund its investment activity generally through equity or debt issuances either in the public or private markets or through proceeds from our Credit Facility.

The Company expects to meet its liquidity needs through cash on hand, cash flows from operations and cash flows from sources discussed above. The Company believes that its liquidity and sources of capital are adequate to satisfy its cash requirements. The Company cannot, however, be certain that these sources of funds will be available at a time and upon terms acceptable to the Company in sufficient amounts to meet its liquidity needs.

The Company's Credit Facility, as amended on March 29, 2019, provides for a $150.0 million Revolving Credit Facility and $175.0 million in Term Loans, as well as an accordion feature which allows borrowings up to a total of $525.0 million, including the ability to add and fund additional term loans. Note 5 to the Condensed Consolidated Financial Statements provides more details on the Company's Credit Facility and the amendment on March 29, 2019. At June 30, 2019, the Company had borrowed $175.0 million in Term Loans and had borrowing capacity remaining under the Revolving Credit Facility of approximately $131.0 million. At June 30, 2019, our debt to total capitalization ratio (debt plus stockholders' equity plus accumulated depreciation) was approximately 36.5%.

The Company’s ability to borrow under the Credit Facility is subject to its ongoing compliance with a number of customary affirmative and negative covenants, including limitations with respect to liens, indebtedness, distributions, mergers, consolidations, investments, restricted payments and asset sales, as well as financial maintenance covenants. Also, the Company’s current financing policy prohibits aggregate debt (secured or unsecured) in excess of 40% of the Company's total capitalization, except for short-term, transitory periods. The Company was in compliance with its financial covenants under its Credit Facility as of June 30, 2019.

3rd Quarter 2019 Acquisitions

Acquisition Pipeline

The Company also has four properties under definitive purchase agreements, to be acquired after completion and occupancy, for an aggregate expected purchase price of approximately $87.0 million. The Company's expected aggregate returns on these investments is approximately 9.5% to 11.0%. The Company expects to close these properties through 2020; however, the Company cannot provide assurance as to the timing of when, or whether, these transactions will actually close.

The Company anticipates funding these investments with cash from operations, through proceeds from its Credit Facility or from net proceeds from additional debt or equity offerings.

Universal Shelf S-3 Registration Statement

The Company has approximately $601.4 million remaining to be issued under its Form S-3 registration statement filed on September 13, 2016 with the Securities and Exchange Commission, and declared effective on September 26, 2016. The registration statement allows us to offer debt or equity securities (or a combination thereof) from time to time.

ATM Program

During the first six months of 2019, the Company issued, through its ATM Program, 641,053 shares of common stock at an average gross sales price of $36.89 per share and received proceeds of approximately $23.2 million, as discussed in more detail in Note 7 to the Condensed Consolidated Financial Statements. The proceeds were used for additional acquisitions, to repay outstanding balances under the Company's Credit Facility and for general corporate purposes.

Operating Activities

Cash flows provided by operating activities for the six months ended June 30, 2019 and 2018 were approximately $14.4 million and $13.0 million, respectively. Cash flows provided by operating activities were generally provided by contractual rents, net of expenses, on our real estate property portfolio.

Investing Activities

Cash flows used in investing activities for the six months ended June 30, 2019 and 2018 were approximately $64.8 million and $30.7 million, respectively. During the six months ended June 30, 2019, the Company invested in five properties for an aggregate cash consideration of approximately $63.4 million. During the six months ended June 30, 2018, the Company invested in six properties for an aggregate cash consideration of approximately $20.1 million and $4.5 million fair value of real estate received in foreclosure. In addition, the Company acquired or funded $7.0 million of certain promissory notes during the six months ended June 30, 2018.

Financing Activities

Cash flows provided by financing activities for the six months ended June 30, 2019 and 2018 were approximately $57.3 million and $17.3 million, respectively. During the six months ended June 30, 2019, the Company amended its Credit Facility which provided an additional $75.0 million Term Loan. The Company used the net proceeds from the Term Loan to repay outstanding balances under its Revolving Credit Facility. The Company also sold shares under its ATM Program and received proceeds of approximately $23.2 million, and paid dividends totaling $15.4 million. Dividends paid for the six months ended June 30, 2019 exceeded cash flows from operations by approximately $1.0 million which was funded from proceeds under the Company's Revolving Credit Facility. During the six months ended June 30, 2018, the Company borrowed $40.0 million under its Term Loans, which was used to repay outstanding amounts on its Revolving Credit Facility, and paid dividends totaling $14.5 million.

Security Deposits

As of June 30, 2019, the Company held approximately $2.4 million in security deposits for the benefit of the Company in the event the obligated tenant fails to perform under the terms of its respective lease. Generally, the Company may, at its discretion and upon notification to the tenant, draw upon the security deposits if there are any defaults under the leases.

Dividends

The Company is required to pay dividends to its stockholders at least equal to 90% of its taxable income in order to maintain its qualification as a REIT.

The ability of the Company to pay dividends is dependent upon its ability to generate cash flows and to make accretive new investments.

ITEM 3. Quantitative and Qualitative Disclosures about Market Risk

Our future income, cash flows and fair values relevant to financial instruments are dependent upon prevailing market interest rates. Market risk refers to the risk of loss from adverse changes in market prices and interest rates. We may use certain derivative financial instruments to manage, or hedge, interest rate risks related to our borrowings. We will not use derivatives for trading or speculative purposes and only enter into contracts with major financial institutions based upon their credit rating and other factors. An interest rate swap is a contractual agreement entered into by two counterparties under which each agrees to make periodic payments to the other for an agreed period of time based on a notional amount of principal. Under the most common form of interest rate swap, known from our perspective as a floating-to-fixed interest rate swap, a series of floating, or variable, rate payments on a notional amount of principal is exchanged for a series of fixed interest rate payments on such notional amount.

ITEM 4. Controls and Procedures

Evaluation of Disclosure Controls and Procedures

The Company’s management, with the participation of the Company’s Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of the Company’s disclosure controls and procedures (as such term is defined in Rules 13a-15(b) and 15d-15(b) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”)), as of the end of the period covered by this report. Based on this evaluation, Company’s management has concluded that, as of the end of such period, the Company’s disclosure controls and procedures were effective in recording, processing, summarizing and reporting, on a timely basis, information required to be disclosed by the Company in the reports it files or submits under the Exchange Act.

Changes In Internal Control Over Financial Reporting

There were no changes in our system of internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the quarter ended June 30, 2019 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

PART II. OTHER INFORMATION

ITEM 1. LEGAL PROCEEDINGS

The Company may, from time to time, be involved in litigation arising in the ordinary course of business or which may be expected to be covered by insurance. The Company is not aware of any pending or threatened litigation that, if resolved against the Company, would have a material adverse effect on the Company’s consolidated financial position, results of operations or cash flows.

ITEM 1A. RISK FACTORS

In addition to the other information set forth in this Quarterly Report on Form 10-Q, an investor should consider the risk factors included in its Annual Report on Form 10-K for the year ended December 31, 2018, and other reports that may be filed by the Company. Investors should also consider the following risk factors:

We will no longer qualify as an “emerging growth company” after December 31, 2019, and as a result, we will have to comply with increased disclosure and compliance requirements.

We are currently an “emerging growth company” as defined in the JOBS Act, but, based on the market value of our common stock held by non-affiliates exceeding $700 million as of the last business day of our second fiscal quarter

of 2019, we will no longer qualify as an “emerging growth company” but instead will be deemed a large accelerated filer as of December 31, 2019.

As a large accelerated filer, we will be subject to certain disclosure and compliance requirements that apply to other public companies but did not previously apply to us due to our status as an emerging growth company. These requirements include, but are not limited to:


•	the requirement that our independent registered public accounting firm attest to the effectiveness of our internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act of 2002;


•	compliance with any requirement that may be adopted by the Public Company Accounting Oversight Board regarding mandatory audit firm rotation or a supplement to the auditor's report providing additional information about the audit and the financial statements;


•	the requirement that we provide full and more detailed disclosures regarding executive compensation; and


•	the requirement that we hold a non-binding advisory vote on executive compensation and obtain stockholder approval of any golden parachute payments not previously approved.

An emerging growth company may also elect to delay the adoption of new accounting standards to when they become applicable to private companies, rather than when public companies must adopt them. However, the Company elected to adopt new accounting standards at the same time as applicable to other public companies.

We expect that the loss of emerging growth company status and compliance with the additional requirements of being a large accelerated filer will increase our legal and financial compliance costs and cause management and other personnel to divert attention from operational and other business matters to devote substantial time to public company reporting requirements. In addition, if we are not able to comply with changing requirements in a timely manner, the market price of our stock could decline and we could be subject to sanctions or investigations by the stock exchange on which our common stock is listed, the Securities and Exchange Commission, (the "SEC"), or other regulatory authorities, which would require additional financial and management resources.

If we fail to maintain proper and effective internal control over financial reporting, our ability to produce accurate and timely financial statements could be impaired, which could harm our operating results, investors' views of us and, as a result, the value of our common stock.

Pursuant to Section 404 of the Sarbanes-Oxley Act, management of our Company was required to report upon the effectiveness of our internal control over financial reporting beginning with our Annual Report on Form 10-K for the year ended December 31, 2016. However, since we will be deemed a large accelerated filer beginning with our Annual Report of Form 10-K for the year ended December 31, 2019, our independent registered public accounting firm will be required to attest to the effectiveness of our internal control over financial reporting.

The rules governing the standards that must be met for management and our independent registered public accounting firm to assess our internal control over financial reporting are complex and require significant documentation, testing, and possible remediation. In connection with our and our independent registered public accounting firm’s evaluations of our internal control over financial reporting, we may need to upgrade systems, including information technology; implement additional financial and management controls, reporting systems, and procedures; and hire additional accounting and finance staff.

Any failure to implement required new or improved controls, or difficulties encountered in their implementation, could cause us to fail to meet our reporting obligations. In addition, any testing by us or our independent registered public accounting firm conducted in connection with Section 404 of the Sarbanes-Oxley Act may reveal deficiencies in our internal control over financial reporting that are deemed to be material weaknesses or that may require prospective or retroactive changes to our financial statements or identify other areas for further attention or improvement. Inferior internal controls could also cause investors to lose confidence in our reported financial

information, which could have a negative effect on the trading price of our common stock. Internal control deficiencies could also result in a restatement of our financial results in the future. We could become subject to stockholder or other third-party litigation, as well as investigations by the SEC, the New York Stock Exchange, or other regulatory authorities, which could require additional financial and management resources and could result in fines, trading suspensions, payment of damages or other remedies. Further, any delay in compliance with the auditor attestation provisions of Section 404 could subject us to a variety of administrative sanctions, including ineligibility for short-form resale registration, action by the SEC and the suspension or delisting of our common stock, which could reduce the trading price of our common stock and could harm our business.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

None.

ITEM 3. DEFAULTS UPON SENIOR SECURITIES

None.

ITEM 4. MINE SAFETY DISCLOSURES

None.

ITEM 5. OTHER INFORMATION

None.

ITEM 6. EXHIBITS

The exhibits required by Item 601 of Regulation S-X which are filed with this report are listed in the Exhibit Index and are hereby incorporated in by reference.

EXHIBIT INDEX



Exhibit Number		Description
3.1		Corporate Charter of Community Healthcare Trust Incorporated, as amended (1)
3.2		Bylaws of Community Healthcare Trust Incorporated, as amended (2)
10.1		Amended and Restated Employment Agreement, dated May 1, 2019, between the Company and Leigh Ann Stach (3)
31.1 *		Certification of the Chief Executive Officer of Community Healthcare Trust Incorporated pursuant to Rule 13a-14 of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Rule 302 of the Sarbanes-Oxley Act of 2002
31.2 *		Certification of the Chief Financial Officer of Community Healthcare Trust Incorporated pursuant to Rule 13a-14 of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Rule 302 of the Sarbanes-Oxley Act of 2002
32.1 **		Certifications pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
101.INS		XBRL Instance Document
101.SCH		XBRL Taxonomy Extension Schema Document
101.CAL		XBRL Taxonomy Extension Calculation Linkbase Document
101.LAB		XBRL Taxonomy Extension Labels Linkbase Document
101.DEF		XBRL Taxonomy Extension Definition Linkbase Document
101.PRE		XBRL Taxonomy Extension Presentation Linkbase Document


(1)	Filed as Exhibit 3.1 to Amendment No. 2 to the Registration Statement on Form S-11 of the Company filed with the Securities and Exchange Commission on May 6, 2015 (Registration No. 333-203210) and incorporated herein by reference.


(2)	Filed as Exhibit 3.2 to the Registration Statement on Form S-11 of the Company filed with the Securities and Exchange Commission on April 2, 2015 (Registration No. 333-203210) and incorporated herein by reference.


(3)	Filed as Exhibit 10.1 to to the Form 8-K of the Company filed with the Securities and Exchange Commission on May 3, 2019 (File No. 001-37401) and incorporated herein by reference.

_________


*	Filed herewith.


**	Furnished herewith.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

Date: August 6, 2019



	COMMUNITY HEALTHCARE TRUST INCORPORATED

	By:	/s/ Timothy G. Wallace
		Timothy G. Wallace
		Chief Executive Officer and President

	By:	/s/ David H. Dupuy
		David H. Dupuy
		Executive Vice President and Chief Financial Officer

Document and Entity Information - shares	6 Months Ended
Document and Entity Information - shares	Jun. 30, 2019	Jul. 31, 2019
Document and Entity Information [Abstract]
Document Type	10-Q
Amendment Flag	false
Document Period End Date	Jun. 30, 2019
Document Fiscal Year Focus	2019
Document Fiscal Period Focus	Q2
Entity Registrant Name	Community Healthcare Trust Inc
Entity Central Index Key	0001631569
Current Fiscal Year End Date	--12-31
Entity Filer Category	Accelerated Filer
Entity Emerging Growth Company	true
Entity Ex Transition Period	false
Entity Small Business	true
Entity Common Stock, Shares Outstanding		19,406,780
Entity Current Reporting Status	Yes
Entity Shell Company	false

Condensed Consolidated Balance Sheets (Parenthetical) - $ / shares	Jun. 30, 2019	Dec. 31, 2018
Statement of Financial Position [Abstract]
Preferred Stock, par value (in dollars per share)	$ 0.01	$ 0.01
Preferred Stock, shares authorized	50,000,000	50,000,000
Preferred Stock, shares issued	0	0
Preferred Stock, shares outstanding	0	0
Common Stock, par value (in dollars per share)	$ 0.01	$ 0.01
Common Stock, shares authorized	450,000,000	450,000,000
Common Stock, shares issued	19,401,244	18,634,502
Common Stock, shares outstanding	19,401,244	18,634,502

Condensed Consolidated Statements of Stockholders' Equity (Parenthetical) - $ / shares	3 Months Ended		6 Months Ended
	Jun. 30, 2019	Jun. 30, 2018	Jun. 30, 2019	Jun. 30, 2018
Cumulative Dividends [Member]
Dividends to common stockholders, per share (in dollars per share)	$ 0.41	$ 0.40	$ 0.8175	$ 0.7975

Summary of Significant Accounting Policies	6 Months Ended
Summary of Significant Accounting Policies	Jun. 30, 2019
Accounting Policies [Abstract]
Summary of Significant Accounting Policies	Summary of Significant Accounting Policies Business Overview Community Healthcare Trust Incorporated (the ‘‘Company’’, ‘‘we’’, ‘‘our’’) was organized in the State of Maryland on March 28, 2014. The Company is a fully-integrated healthcare real estate company that owns and acquires real estate properties that are leased to hospitals, doctors, healthcare systems or other healthcare service providers in our target submarkets. As of June 30, 2019, the Company had investments of approximately $511.6 million in 108 real estate properties, located in 30 states, totaling approximately 2.4 million square feet in the aggregate. Basis of Presentation The Condensed Consolidated Financial Statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. They do not include all of the information and footnotes required by GAAP for complete financial statements. This interim financial information should be read in conjunction with the consolidated financial statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2018. Management believes that all adjustments of a normal, recurring nature considered necessary for a fair presentation have been included. This interim financial information does not necessarily represent or indicate what the operating results will be for the year ending December 31, 2019. All material intercompany accounts and transactions have been eliminated. Use of Estimates in the Condensed Consolidated Financial Statements Preparation of the Condensed Consolidated Financial Statements in accordance with GAAP requires management to make estimates and assumptions that affect amounts reported in the Condensed Consolidated Financial Statements and accompanying notes. Actual results may materially differ from those estimates. Reclassifications Tenant reimbursements totaling $1.6 million and $3.0 million, respectively, on the Company's Condensed Consolidated Statements of Income for the three and six months ended June 30, 2018 were reclassified into rental income. Income Taxes The Company has elected to be taxed as a real estate investment trust ("REIT"), as defined under the Internal Revenue Code of 1986, as amended (the "Code"). The Company and one subsidiary have also elected for that subsidiary to be treated as a taxable REIT subsidiary ("TRS"), which is subject to federal and state income taxes. No provision has been made for federal income taxes for the REIT; however, the Company has recorded income tax expense or benefit for the TRS to the extent applicable. The Company intends at all times to qualify as a REIT under the Code. The Company must distribute at least 90% per annum of its REIT taxable income to its stockholders (which is computed without regard to the dividends paid deduction or net capital gain and which does not necessarily equal net income as calculated in accordance with GAAP) and meet other requirements to continue to qualify as a REIT. New Accounting Pronouncements Recently Adopted Accounting Pronouncements Lease Accounting In February 2016, the Financial Accounting Standards Board (the "FASB") issued Accounting Standards Update ("ASU") 2016-02, Leases; in January 2018, the FASB issued ASU 2018-01, Leases - Land Easement Practical Expedient for Transition to Topic 842; in July 2018, the FASB issued ASU 2018-10, Codification Improvements to Topic 842, Leases and ASU 2018-11, Leases - Targeted Improvements; and in December 2018, the FASB issued ASU 2018-20, Narrow-Scope Improvements for Lessors. The Company adopted this group of ASUs, collectively referred to as Topic 842, on January 1, 2019. Topic 842 superseded the existing standard for lease accounting (Topic 840, Leases). The Company elected to utilize the following practical expedients provided by Topic 842: • the package of practical expedients that allows an entity not to reassess upon adoption (i) whether an expired or existing contract contains a lease, (ii) whether a lease classification related to expired or existing lease arrangements, and (iii) whether costs incurred on expired or existing leases qualify as initial direct costs, and • as a lessor, the practical expedient not to separate certain non-lease components, such as common area maintenance, from the lease component if (i) the timing and pattern of transfer are the same for the nonlease component and associated lease component, and (ii) the lease component would be classified as an operating lease if accounted for separately. Topic 842 requires lessees to record most leases on their balance sheet through a right-of-use ("ROU") model, in which a lessee records a ROU asset and a lease liability on their balance sheet. Leases with terms that are 12 months or less or leases that are clearly insignificant have not been accounted for under the ROU model. Lessees will account for leases as financing or operating leases, with the classification affecting the timing and pattern of expense recognition in the income statement. Lease expense will be recognized based on the effective interest method for leases accounted for as finance leases and on a straight-line basis over the term of the lease for leases accounted for as operating leases. The accounting by a lessor under Topic 842 is largely unchanged from that of Topic 840. Under Topic 842, lessors will continue to account for leases as a sales-type, direct-financing, or operating. A lease will be treated as a sale if it is considered to transfer control of the underlying asset to the lessee. A lease will be classified as direct-financing if risks and rewards are conveyed without the transfer of control. Otherwise, the lease is treated as an operating lease. Topic 842 requires accounting for a transaction as a financing in a sale leaseback when the seller-lessee is provided an option to purchase the property from the landlord at the tenant's option. The Company expects that this provision could change the accounting for these types of leases in the future. Topic 842 also includes the concept of separating lease and nonlease components. Under Topic 842, nonlease components, such as common area maintenance, would be accounted for under Topic 606 and separated from the lease payments. However, the Company elected the lessor practical expedient allowing the Company to not separate these components when certain conditions are met. With this election, the Company combined tenant reimbursements with rental income on its Condensed Consolidated Statements of Income. Additionally, we will recognize a charge to rental income for amounts deemed uncollectible. Further, the Company has historically only capitalized direct leasing costs, such as leasing commissions. While the new standard revises the treatment of indirect leasing costs and permits the capitalization and amortization only of direct leasing costs, the Company does not expect an impact to its financial statements related to the capitalization of leasing costs. Also, the Narrow-Scope Improvements for Lessors under ASU 2018-20 allows the Company to continue to exclude from revenue costs paid by our tenants on our behalf directly to third parties, such as property taxes and insurance. Topic 842 provided two transition alternatives. The Company adopted the standard based on the prospective optional transition method, in which leases for comparative periods continue to be accounted for in accordance with Topic 840. Upon adoption, where the Company is the lessee, we recorded a ROU asset and a related operating lease liability, each totaling approximately $0.1 million, related to one ground lease which will have minimal impact on the recognition of future ground lease expense. The ROU lease asset is included in other assets and the operating lease liability is included in other liabilities on the Company's Condensed Consolidated Balance Sheet. Derivatives and Hedge Accounting In October 2018, the FASB issued an update, ASU 2018-16, Inclusion of the Secured Overnight Financing Rate (SOFR) Overnight Index Swap (OIS) Rate as a Benchmark Interest Rate for Hedge Accounting Purposes to ASC Topic 815, Derivatives and Hedging. ASU 2018-16 expands the list of U.S. benchmark interest rates permitted in the application of hedge accounting by adding the OIS rate based on SOFR as an eligible benchmark interest rate. ASU 2018-16 is effective for interim and annual reporting periods in fiscal years beginning after December 15, 2018. We adopted this update effective January 1, 2019. The adoption of this update did not have an impact on our Condensed Consolidated Financial Statements. Recently Issued Accounting Pronouncements Financial Instruments-Credit Losses In June 2016, the FASB issued ASU No. 2016-13, Financial Instruments-Credit Losses, which changes the impairment model for most financial assets and certain other instruments. For trade and other receivables, held-to-maturity debt securities, loans and other instruments, companies will be required to use a new current expected credit loss ("CECL") model that generally will result in the earlier recognition of allowances for losses. For available-for-sale debt securities with unrealized losses, companies will measure credit losses in a manner similar to what they do today, except that the losses will be recognized as allowances rather than as reductions in the amortized cost of the securities. Companies will have to disclose significantly more information, including information they use to track credit quality by year of origination for most financing receivables. Companies will apply the standard’s provisions as a cumulative-effect adjustment to retained earnings as of the beginning of the first reporting period in which the guidance is adopted. This standard is effective for the Company on January 1, 2020 with early adoption permitted. In August 2018, the FASB issued a proposal that would amend the ASU to clarify that receivables arising from leases would not be within the scope of the ASU but rather would be accounted for under the leasing standard. The Company continues to monitor the FASB's activity relating to this ASU and the effects that it could have on our Consolidated Financial Statements.

Subsequent Events	6 Months Ended
Subsequent Events	Jun. 30, 2019
Subsequent Events [Abstract]
Subsequent Events	Subsequent Events Dividend Declared On August 1, 2019, the Company’s Board of Directors declared a quarterly common stock dividend in the amount of $0.4125 per share. The dividend is payable on August 30, 2019 to stockholders of record on August 16, 2019. Subsequent Acquisitions Subsequent to June 30, 2019, the Company acquired three real estate properties, including one that was previously under construction, totaling approximately 130,000 square feet for a purchase price of approximately $52.6 million and cash consideration of approximately $52.2 million. Upon acquisition, the properties were 100.0% leased in the aggregate with lease expiration through 2034. The Company funded the acquisitions with cash from operations and proceeds from the Company's Revolving Credit Facility.


1.	I have reviewed this Quarterly Report on Form 10-Q of Community Healthcare Trust Incorporated;


2.	Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;


3.	Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;


4.	The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:


a)	Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;


b)	Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;


c)	Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and


d)	Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and


a)	All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and


b)	Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.


(1)	The Report fully complies with the requirements of Section 13(a) or Section 15(d) of the Securities Exchange Act of 1934; and


(2)	The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Condensed Consolidated Balance Sheets - USD ($) $ in Thousands	Jun. 30, 2019	Dec. 31, 2018
Real estate properties
Land and land improvements	$ 57,388	$ 50,270
Buildings, improvements, and lease intangibles	454,050	394,527
Personal property	143	133
Total real estate properties	511,581	444,930
Less accumulated depreciation	(65,843)	(55,298)
Total real estate properties, net	445,738	389,632
Cash and cash equivalents	9,031	2,007
Restricted cash	234	385
Other assets, net	35,497	34,546
Total assets	490,500	426,570
Liabilities
Debt, net	198,176	147,766
Accounts payable and accrued liabilities	3,395	3,196
Other liabilities	9,809	3,949
Total liabilities	211,380	154,911
Commitments and contingencies
Stockholders' Equity
Preferred stock, $0.01 par value; 50,000,000 shares authorized; none issued and outstanding	0	0
Common stock, $0.01 par value; 450,000,000 shares authorized; 19,401,244 and 18,634,502 shares issued and outstanding at June 30, 2019 and December 31, 2018, respectively	194	186
Additional paid-in capital	361,913	337,180
Cumulative net income	12,694	9,178
Accumulated other comprehensive (loss) income	(4,769)	633
Cumulative dividends	(90,912)	(75,518)
Total stockholders’ equity	279,120	271,659
Total liabilities and stockholders' equity	$ 490,500	$ 426,570

Condensed Consolidated Statements of Stockholders' Equity - USD ($) $ in Thousands	Total	Common Stock [Member]	Additional Paid in Capital [Member]	Cumulative Net Income [Member]	Accumulated Other Comprehensive (Loss) Income [Member]	Cumulative Dividends [Member]
Beginning Balance at Dec. 31, 2017	$ 283,374	$ 181	$ 324,303	$ 4,775	$ 258	$ (46,143)
Beginning Balance, shares at Dec. 31, 2017		18,085,798
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Stock-based compensation, shares		114,177
Stock-based compensation	1,417	$ 1	1,416
Unrecognized gain(loss) on cash flow hedges	1,626				1,626
Reclassification adj for gain(loss) included in net income (interest expense)	155				155
Net income	4,289			4,289
Dividends to common stockholders	(14,503)					(14,503)
Ending Balance, shares at Jun. 30, 2018		18,199,975
Ending Balance at Jun. 30, 2018	276,358	$ 182	325,719	9,064	2,039	(60,646)
Beginning Balance at Dec. 31, 2017	$ 283,374	$ 181	324,303	4,775	258	(46,143)
Beginning Balance, shares at Dec. 31, 2017		18,085,798
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of common stock, net of issuance costs (in shares)	334,700
Ending Balance, shares at Dec. 31, 2018		18,634,502
Ending Balance at Dec. 31, 2018	$ 271,659	$ 186	337,180	9,178	633	(75,518)
Beginning Balance at Mar. 31, 2018	279,610	$ 182	324,918	6,647	1,232	(53,369)
Beginning Balance, shares at Mar. 31, 2018		18,179,799
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Stock-based compensation, shares		20,176
Stock-based compensation	801		801
Unrecognized gain(loss) on cash flow hedges	720				720
Reclassification adj for gain(loss) included in net income (interest expense)	87				87
Net income	2,417			2,417
Dividends to common stockholders	(7,277)					(7,277)
Ending Balance, shares at Jun. 30, 2018		18,199,975
Ending Balance at Jun. 30, 2018	276,358	$ 182	325,719	9,064	2,039	(60,646)
Beginning Balance at Dec. 31, 2018	$ 271,659	$ 186	337,180	9,178	633	(75,518)
Beginning Balance, shares at Dec. 31, 2018		18,634,502
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of common stock, net of issuance costs (in shares)	641,053	641,053
Issuance of common stock, net of issuance costs	$ 22,992	$ 7	22,985
Stock-based compensation, shares		125,689
Stock-based compensation	1,749	$ 1	1,748
Unrecognized gain(loss) on cash flow hedges	(5,245)				(5,245)
Reclassification adj for gain(loss) included in net income (interest expense)	(157)				(157)
Net income	3,516			3,516
Dividends to common stockholders	(15,394)					(15,394)
Ending Balance, shares at Jun. 30, 2019		19,401,244
Ending Balance at Jun. 30, 2019	279,120	$ 194	361,913	12,694	(4,769)	(90,912)
Beginning Balance at Mar. 31, 2019	269,683	$ 189	342,654	10,628	(642)	(83,146)
Beginning Balance, shares at Mar. 31, 2019		18,862,792
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of common stock, net of issuance costs (in shares)		497,453
Issuance of common stock, net of issuance costs	18,368	$ 5	18,363
Stock-based compensation, shares		40,999
Stock-based compensation	896		896
Unrecognized gain(loss) on cash flow hedges	(4,032)				(4,032)
Reclassification adj for gain(loss) included in net income (interest expense)	(95)				(95)
Net income	2,066			2,066
Dividends to common stockholders	(7,766)					(7,766)
Ending Balance, shares at Jun. 30, 2019		19,401,244
Ending Balance at Jun. 30, 2019	$ 279,120	$ 194	$ 361,913	$ 12,694	$ (4,769)	$ (90,912)

Condensed Consolidated Statements of Cash Flows - USD ($) $ in Thousands	6 Months Ended
	Jun. 30, 2019	Jun. 30, 2018
OPERATING ACTIVITIES
Net income	$ 3,516	$ 4,289
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization	10,839	10,002
Stock-based compensation	1,749	1,417
Straight-line rent receivable	(749)	(807)
Deferred income tax expense (benefit)	27	(112)
Changes in operating assets and liabilities:
Other assets	(1,087)	(1,309)
Accounts payable and accrued liabilities	114	287
Other liabilities	(26)	(739)
Net cash provided by operating activities	14,383	13,028
INVESTING ACTIVITIES
Acquisitions of real estate	(63,449)	(20,082)
Acquisitions of notes receivable	0	(2,201)
Funding of notes receivable	0	(4,833)
Proceeds from the repayment of notes receivable	320	34
Capital expenditures on existing real estate properties	(1,654)	(3,571)
Net cash used in investing activities	(64,783)	(30,653)
FINANCING ACTIVITIES
Net repayments on revolving credit facility	(24,000)	(8,000)
Term loan borrowings	75,000	40,000
Mortgage note repayments	(52)	0
Dividends paid	(15,394)	(14,503)
Proceeds from issuance of common stock	23,172	0
Equity issuance costs	(180)	0
Debt issuance costs	(1,273)	(218)
Net cash provided by financing activities	57,273	17,279
Increase in cash and cash equivalents and restricted cash	6,873	(346)
Cash and cash equivalents and restricted cash, beginning of period	2,392	2,130
Cash and cash equivalents and restricted cash, end of period	9,265	1,784
Supplemental Cash Flow Information:
Interest paid	2,781	2,555
Invoices accrued for construction, tenant improvement and other capitalized costs	29	265
Reclassification between accounts and notes receivable	45	0
Reclassification of registration statement costs incurred in prior year to equity issuance costs	187	0
(Decrease) increase in fair value of cash flow hedges	(5,245)	1,626
Fair value of property received in foreclosure	0	4,541
Notes and mortgage receivable repayments utilized to originate note receivable	$ 0	$ 18,167

Summary of Significant Accounting Policies - Business Overview/Segment Reporting (Details) $ in Thousands, ft² in Millions	3 Months Ended	6 Months Ended
	Jun. 30, 2018 USD ($)	Jun. 30, 2018 USD ($)	Jun. 30, 2019 USD ($) ft² state real_estate_property	Jan. 01, 2019 USD ($) lease	Dec. 31, 2018 USD ($)
Disaggregation of Revenue [Line Items]
Value of real estate property investments and mortgages			$ 511,600
Number of real estate properties \| real_estate_property			108
Number of states in which real estate investments are in \| state			30
Area of real estate property (in square feet) \| ft²			2.4
Operating lease ROU assets			$ 141		$ 0
Tenant reimbursements [Member]
Disaggregation of Revenue [Line Items]
Revenue	$ 1,600	$ 3,000
ASU 2016-02 [Member]
Disaggregation of Revenue [Line Items]
Operating lease ROU assets				$ 100
Operating lease liabilities				$ 100
Number of ground leases \| lease				1

Real Estate Investments - Additional Information (Details) $ in Millions	Jun. 30, 2019 USD ($) real_estate_property
Real Estate [Abstract]
Value of real estate property investments and mortgages \| $	$ 511.6
Number of real estate properties \| real_estate_property	108

Real Estate Investments - Schedule of Real Estate Property Investments (Details) $ in Thousands	Jun. 30, 2019 USD ($) real_estate_property	Dec. 31, 2018 USD ($)
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	108
Land and Land Improvements	$ 57,388	$ 50,270
Buildings, Improvements, and Lease Intangibles	454,050	394,527
Personal Property	143	133
Total real estate properties	511,581	444,930
Accumulated Depreciation	$ 65,843	$ 55,298
Medical office [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	36
Land and Land Improvements	$ 22,290
Buildings, Improvements, and Lease Intangibles	146,391
Total real estate properties	168,681
Accumulated Depreciation	$ 30,605
Medical office [Member] \| Florida [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	5
Land and Land Improvements	$ 4,608
Buildings, Improvements, and Lease Intangibles	29,349
Total real estate properties	33,957
Accumulated Depreciation	$ 4,921
Medical office [Member] \| Illinois [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	3
Land and Land Improvements	$ 1,877
Buildings, Improvements, and Lease Intangibles	15,014
Total real estate properties	16,891
Accumulated Depreciation	$ 2,905
Medical office [Member] \| Iowa [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 2,241
Buildings, Improvements, and Lease Intangibles	9,062
Total real estate properties	11,303
Accumulated Depreciation	$ 2,734
Medical office [Member] \| Kansas [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	3
Land and Land Improvements	$ 2,455
Buildings, Improvements, and Lease Intangibles	14,933
Total real estate properties	17,388
Accumulated Depreciation	$ 4,335
Medical office [Member] \| Ohio [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	6
Land and Land Improvements	$ 3,638
Buildings, Improvements, and Lease Intangibles	26,517
Total real estate properties	30,155
Accumulated Depreciation	$ 5,855
Medical office [Member] \| Other States [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	15
Land and Land Improvements	$ 4,356
Buildings, Improvements, and Lease Intangibles	35,925
Total real estate properties	40,281
Accumulated Depreciation	$ 5,196
Medical office [Member] \| Texas [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	3
Land and Land Improvements	$ 3,115
Buildings, Improvements, and Lease Intangibles	15,591
Total real estate properties	18,706
Accumulated Depreciation	$ 4,659
Physician clinics [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	22
Land and Land Improvements	$ 6,907
Buildings, Improvements, and Lease Intangibles	48,428
Total real estate properties	55,335
Accumulated Depreciation	$ 6,994
Physician clinics [Member] \| Florida [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	5
Land and Land Improvements	$ 506
Buildings, Improvements, and Lease Intangibles	10,322
Total real estate properties	10,828
Accumulated Depreciation	$ 998
Physician clinics [Member] \| Illinois [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	6
Land and Land Improvements	$ 2,888
Buildings, Improvements, and Lease Intangibles	9,539
Total real estate properties	12,427
Accumulated Depreciation	$ 688
Physician clinics [Member] \| Kansas [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	2
Land and Land Improvements	$ 610
Buildings, Improvements, and Lease Intangibles	6,921
Total real estate properties	7,531
Accumulated Depreciation	$ 1,587
Physician clinics [Member] \| Other States [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	9
Land and Land Improvements	$ 2,903
Buildings, Improvements, and Lease Intangibles	21,646
Total real estate properties	24,549
Accumulated Depreciation	$ 3,721
Surgical Centers and Hospitals [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	15
Land and Land Improvements	$ 7,646
Buildings, Improvements, and Lease Intangibles	68,236
Total real estate properties	75,882
Accumulated Depreciation	$ 12,428
Surgical Centers and Hospitals [Member] \| Arizona [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	2
Land and Land Improvements	$ 576
Buildings, Improvements, and Lease Intangibles	5,389
Total real estate properties	5,965
Accumulated Depreciation	$ 1,689
Surgical Centers and Hospitals [Member] \| Florida [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 271
Buildings, Improvements, and Lease Intangibles	7,069
Total real estate properties	7,340
Accumulated Depreciation	$ 926
Surgical Centers and Hospitals [Member] \| Illinois [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	2
Land and Land Improvements	$ 2,349
Buildings, Improvements, and Lease Intangibles	8,222
Total real estate properties	10,571
Accumulated Depreciation	$ 1,604
Surgical Centers and Hospitals [Member] \| Louisiana [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 1,683
Buildings, Improvements, and Lease Intangibles	21,353
Total real estate properties	23,036
Accumulated Depreciation	$ 1,377
Surgical Centers and Hospitals [Member] \| Michigan [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	2
Land and Land Improvements	$ 637
Buildings, Improvements, and Lease Intangibles	8,286
Total real estate properties	8,923
Accumulated Depreciation	$ 2,529
Surgical Centers and Hospitals [Member] \| Other States [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	7
Land and Land Improvements	$ 2,130
Buildings, Improvements, and Lease Intangibles	17,917
Total real estate properties	20,047
Accumulated Depreciation	$ 4,303
Specialty Centers [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	25
Land and Land Improvements	$ 8,696
Buildings, Improvements, and Lease Intangibles	63,129
Total real estate properties	71,825
Accumulated Depreciation	$ 10,373
Specialty Centers [Member] \| Illinois [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	3
Land and Land Improvements	$ 3,489
Buildings, Improvements, and Lease Intangibles	24,733
Total real estate properties	28,222
Accumulated Depreciation	$ 2,516
Specialty Centers [Member] \| Other States [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	22
Land and Land Improvements	$ 5,207
Buildings, Improvements, and Lease Intangibles	38,396
Total real estate properties	43,603
Accumulated Depreciation	$ 7,857
Behavioral facilities [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	8
Land and Land Improvements	$ 9,811
Buildings, Improvements, and Lease Intangibles	83,882
Total real estate properties	93,693
Accumulated Depreciation	$ 3,449
Behavioral facilities [Member] \| Illinois [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 1,300
Buildings, Improvements, and Lease Intangibles	18,803
Total real estate properties	20,103
Accumulated Depreciation	$ 1,450
Behavioral facilities [Member] \| Indiana [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	2
Land and Land Improvements	$ 1,126
Buildings, Improvements, and Lease Intangibles	6,040
Total real estate properties	7,166
Accumulated Depreciation	$ 390
Behavioral facilities [Member] \| Massachusetts [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 3,835
Buildings, Improvements, and Lease Intangibles	23,302
Total real estate properties	27,137
Accumulated Depreciation	$ 0
Behavioral facilities [Member] \| Other States [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	3
Land and Land Improvements	$ 1,412
Buildings, Improvements, and Lease Intangibles	12,840
Total real estate properties	14,252
Accumulated Depreciation	$ 583
Behavioral facilities [Member] \| West Virginia [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 2,138
Buildings, Improvements, and Lease Intangibles	22,897
Total real estate properties	25,035
Accumulated Depreciation	$ 1,026
Inpatient Rehabilitation Facilities [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 1,515
Buildings, Improvements, and Lease Intangibles	27,001
Total real estate properties	28,516
Accumulated Depreciation	$ 272
Inpatient Rehabilitation Facilities [Member] \| Texas [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 1,515
Buildings, Improvements, and Lease Intangibles	27,001
Total real estate properties	28,516
Accumulated Depreciation	$ 272
Long-Term Acute Care Hospitals [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 523
Buildings, Improvements, and Lease Intangibles	14,405
Total real estate properties	14,928
Accumulated Depreciation	$ 1,394
Long-Term Acute Care Hospitals [Member] \| Indiana [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	1
Land and Land Improvements	$ 523
Buildings, Improvements, and Lease Intangibles	14,405
Total real estate properties	14,928
Accumulated Depreciation	$ 1,394
Corporate property [Member]
Real Estate Properties [Line Items]
Number of Facilities \| real_estate_property	0
Land and Land Improvements	$ 0
Buildings, Improvements, and Lease Intangibles	2,578
Personal Property	143
Total real estate properties	2,721
Accumulated Depreciation	$ 328

Real Estate Leases (Details) - USD ($) $ in Thousands	3 Months Ended		6 Months Ended
Real Estate Leases (Details) - USD ($) $ in Thousands	Jun. 30, 2019	Jun. 30, 2018	Jun. 30, 2019	Jun. 30, 2018	Dec. 31, 2018
Real Estate [Line Items]
2019 (six months ending December 31)	$ 23,457		$ 23,457
2020	44,779		44,779
2021	41,619		41,619
2022	38,168		38,168
2023	33,579		33,579
2024 and thereafter	189,870		189,870
Total	371,472		371,472
Straight Line rent	400	$ 400	749	$ 807
Other Liabilities [Member]
Real Estate [Line Items]
Deferred revenue	$ 1,700		$ 1,700		$ 1,600

Real Estate Acquisitions - Narrative (Details) ft² in Thousands, $ in Thousands	2 Months Ended	3 Months Ended			6 Months Ended
	Jun. 30, 2019 USD ($) ft²	Jun. 30, 2019 USD ($) ft² real_estate_property	Mar. 31, 2019 USD ($) ft² real_estate_property	Jun. 30, 2018 USD ($)	Jun. 30, 2019 USD ($) ft²	Jun. 30, 2018 USD ($)
Business Acquisition [Line Items]
Area of real estate property (in square feet) \| ft²	2,400	2,400			2,400
Interest income		$ 69		$ 226	$ 238	$ 410
Acquisition Of Three Properties During 2nd Quarter 2019 [Member]
Business Acquisition [Line Items]
Number of properties acquired \| real_estate_property		3
Area of real estate property (in square feet) \| ft²	110	110			110
Consideration transferred		$ 31,900
Total cash consideration		$ 30,700
Percentage of properties that were leased at acquisition		97.10%
Revenue from properties acquired					$ 500
Net income from properties acquired					500
Interest income	$ 400
Transaction costs	200	$ 200			200
Acquisition Of Two Properties During 1st Quarter 2019 [Member]
Business Acquisition [Line Items]
Number of properties acquired \| real_estate_property			2
Area of real estate property (in square feet) \| ft²			83
Consideration transferred			$ 32,700
Percentage of properties that were leased at acquisition			100.00%
Revenue from properties acquired					1,200
Net income from properties acquired					900
Transaction costs	$ 100	$ 100			$ 100

Real Estate Acquisitions - Assets Acquired and Liabilities Assumed (Details) - Series of Individually Immaterial Business Acquisitions [Member] $ in Thousands	6 Months Ended
	Jun. 30, 2019 USD ($)
Business Acquisition [Line Items]
Land and land improvements	$ 7,061
Building and building improvements	56,655
Below-market lease intangibles	$ (44)
Below market lease useful life (in years)	8 years 3 months 18 days
Total intangibles	$ 1,237
Accounts receivable and other assets assumed	14
Accounts payable, accrued liabilities and other liabilities assumed	(1,430)
Prorated rent, interest and operating expense reimbursement amounts collected	(88)
Total cash consideration	63,449
At-market lease intangibles [Member]
Business Acquisition [Line Items]
At-market lease intangibles	$ 1,281
Minimum [Member] \| At-market lease intangibles [Member]
Business Acquisition [Line Items]
Intangibles useful life (in years)	3 years 9 months 18 days
Minimum [Member] \| Land and Land Improvements [Member]
Business Acquisition [Line Items]
Useful life (in years)	4 years 8 months 12 days
Minimum [Member] \| Building and Building Improvements [Member]
Business Acquisition [Line Items]
Useful life (in years)	20 years
Maximum [Member] \| At-market lease intangibles [Member]
Business Acquisition [Line Items]
Intangibles useful life (in years)	10 years 9 months 18 days
Maximum [Member] \| Land and Land Improvements [Member]
Business Acquisition [Line Items]
Useful life (in years)	13 years 10 months 24 days
Maximum [Member] \| Building and Building Improvements [Member]
Business Acquisition [Line Items]
Useful life (in years)	40 years

Debt, net - Schedule of Debt (Details) - USD ($) $ in Thousands	Jun. 30, 2019	Dec. 31, 2018
Debt Instrument [Line Items]
Debt, net	$ 198,176	$ 147,766
Term Loan [Member] \| Third Amended And Restated Credit Facility [Member]
Debt Instrument [Line Items]
Debt, net	175,000
Mortgage Note Payable [Member]
Debt Instrument [Line Items]
Debt, net	5,244	5,285
Revolving Credit Facility [Member] \| Line of Credit [Member] \| Third Amended And Restated Credit Facility [Member]
Debt Instrument [Line Items]
Debt, net	19,000	43,000
A-1 Term Loan [Member] \| Term Loan [Member] \| Third Amended And Restated Credit Facility [Member]
Debt Instrument [Line Items]
Debt, net	49,796	49,759
A-2 Term Loan [Member] \| Term Loan [Member] \| Third Amended And Restated Credit Facility [Member]
Debt Instrument [Line Items]
Debt, net	49,748	49,722
A-3 Term Loan [Member] \| Term Loan [Member] \| Third Amended And Restated Credit Facility [Member]
Debt Instrument [Line Items]
Debt, net	$ 74,388	$ 0

Debt, net - Narrative (Details)		6 Months Ended
Debt, net - Narrative (Details)	Mar. 29, 2019 USD ($) option	Jun. 30, 2019 USD ($)	Jun. 30, 2018 USD ($)	Dec. 31, 2018 USD ($)
Line of Credit Facility [Line Items]
Debt issuance costs		$ 1,273,000	$ 218,000
Amount outstanding		198,176,000		$ 147,766,000
Third Amended And Restated Credit Facility [Member]
Line of Credit Facility [Line Items]
Debt issuance costs	$ 1,300,000
Third Amended And Restated Credit Facility [Member] \| Term Loan [Member]
Line of Credit Facility [Line Items]
Face amount	$ 175,000,000
Unused borrowing commitment fee percentage	0.35%
Amount outstanding		$ 175,000,000
Weighted average interest rate percentage		4.569%
Third Amended And Restated Credit Facility [Member] \| London Interbank Offered Rate (LIBOR) [Member] \| Minimum [Member] \| Term Loan [Member]
Line of Credit Facility [Line Items]
Variable rate percentage	1.25%
Third Amended And Restated Credit Facility [Member] \| London Interbank Offered Rate (LIBOR) [Member] \| Maximum [Member] \| Term Loan [Member]
Line of Credit Facility [Line Items]
Variable rate percentage	2.30%
Third Amended And Restated Credit Facility [Member] \| Base Rate [Member] \| Minimum [Member] \| Term Loan [Member]
Line of Credit Facility [Line Items]
Variable rate percentage	0.25%
Third Amended And Restated Credit Facility [Member] \| Base Rate [Member] \| Maximum [Member] \| Term Loan [Member]
Line of Credit Facility [Line Items]
Variable rate percentage	1.30%
Third Amended And Restated Credit Facility [Member] \| Revolving Credit Facility [Member]
Line of Credit Facility [Line Items]
Debt issuance costs	$ 700,000
Third Amended And Restated Credit Facility [Member] \| Revolving Credit Facility [Member] \| Line of Credit [Member]
Line of Credit Facility [Line Items]
Maximum borrowing capacity	$ 150,000,000
Number of options to extend \| option	1
Length of extension	12 months
Amount outstanding		$ 19,000,000		43,000,000
Remaining borrowing capacity	$ 131,000,000
Third Amended And Restated Credit Facility [Member] \| Revolving Credit Facility [Member] \| London Interbank Offered Rate (LIBOR) [Member] \| Minimum [Member] \| Line of Credit [Member]
Line of Credit Facility [Line Items]
Variable rate percentage	1.25%
Third Amended And Restated Credit Facility [Member] \| Revolving Credit Facility [Member] \| London Interbank Offered Rate (LIBOR) [Member] \| Maximum [Member] \| Line of Credit [Member]
Line of Credit Facility [Line Items]
Variable rate percentage	1.90%
Third Amended And Restated Credit Facility [Member] \| Revolving Credit Facility [Member] \| Base Rate [Member] \| Minimum [Member] \| Line of Credit [Member]
Line of Credit Facility [Line Items]
Variable rate percentage	0.25%
Third Amended And Restated Credit Facility [Member] \| Revolving Credit Facility [Member] \| Base Rate [Member] \| Maximum [Member] \| Line of Credit [Member]
Line of Credit Facility [Line Items]
Variable rate percentage	0.90%
Third Amended And Restated Credit Facility [Member] \| Credit Facility, Accordion Feature [Member]
Line of Credit Facility [Line Items]
Maximum borrowing capacity	$ 525,000,000
Third Amended And Restated Credit Facility [Member] \| A-1 Term Loan [Member] \| Term Loan [Member]
Line of Credit Facility [Line Items]
Face amount	$ 50,000,000
Debt term	5 years
Amount outstanding		49,796,000		49,759,000
Third Amended And Restated Credit Facility [Member] \| A-2 Term Loan [Member] \| Term Loan [Member]
Line of Credit Facility [Line Items]
Face amount	$ 50,000,000
Debt term	7 years
Amount outstanding		49,748,000		49,722,000
Third Amended And Restated Credit Facility [Member] \| A-3 Term Loan [Member]
Line of Credit Facility [Line Items]
Debt issuance costs	$ 600,000
Third Amended And Restated Credit Facility [Member] \| A-3 Term Loan [Member] \| Term Loan [Member]
Line of Credit Facility [Line Items]
Face amount	$ 75,000,000
Debt term	7 years
Amount outstanding		$ 74,388,000		$ 0
Third Amended And Restated Credit Facility [Member] \| Revolving Credit Facility, Unused Borrowing Capacity Rate 1 [Member] \| Line of Credit [Member]
Line of Credit Facility [Line Items]
Unused borrowing commitment fee percentage	0.25%
Percentage of borrowing capacity outstanding	33.30%
Third Amended And Restated Credit Facility [Member] \| Revolving Credit Facility, Unused Borrowing Capacity Rate 2 [Member] \| Line of Credit [Member]
Line of Credit Facility [Line Items]
Unused borrowing commitment fee percentage	0.35%
Percentage of borrowing capacity outstanding	33.30%

Derivative Financial Instruments - Narrative (Details) $ in Millions	6 Months Ended
	Jun. 30, 2019 USD ($) derivative_instrument
Derivative [Line Items]
Cash flow hedges reclassified to interest expense	$ 0.7
Cash Flow Hedging [Member] \| Interest Rate Contract [Member]
Derivative [Line Items]
Number outstanding interest rate derivatives \| derivative_instrument	7
Notional amount	$ 175.0
Termination value	5.0
Designated as Hedging Instrument [Member] \| Cash Flow Hedging [Member] \| Interest Rate Swap [Member]
Derivative [Line Items]
Interest rate swap liability	$ 5.0

Derivative Financial Instruments - Fair Value Balance Sheet (Details) - USD ($) $ in Thousands	Jun. 30, 2019	Dec. 31, 2018
Derivatives, Fair Value [Line Items]
Derivative asset	$ 0	$ 902
Cash Flow Hedging [Member] \| Interest Rate Swap [Member] \| Designated as Hedging Instrument [Member]
Derivatives, Fair Value [Line Items]
Derivative liability	5,000
Cash Flow Hedging [Member] \| Interest Rate Swap [Member] \| Designated as Hedging Instrument [Member] \| Other Assets [Member]
Derivatives, Fair Value [Line Items]
Derivative asset	0	902
Cash Flow Hedging [Member] \| Interest Rate Swap [Member] \| Designated as Hedging Instrument [Member] \| Other Liabilities [Member]
Derivatives, Fair Value [Line Items]
Derivative liability	$ 4,769	$ 98

Stockholders' Equity - Equity Offering (Details) - USD ($)		3 Months Ended	6 Months Ended
	Aug. 07, 2018	Jun. 30, 2019	Jun. 30, 2019	Dec. 31, 2018
Subsidiary, Sale of Stock [Line Items]
Common Stock, par value (in dollars per share)		$ 0.01	$ 0.01	$ 0.01
At The Market Offering Program [Member] \| Common Stock [Member]
Subsidiary, Sale of Stock [Line Items]
Common Stock, par value (in dollars per share)	$ 0.01
Value of shares authorized	$ 100,000,000
Remaining availability under ATM program		$ 66,000,000	$ 66,000,000
Shares issued (in shares)		497,453	641,053
Proceeds received		$ 18,500,000	$ 23,200,000
Average gross sales price per share (in dollars per share)		$ 37.85	$ 36.89

Other Assets - Other Assets (Details) - USD ($) $ in Thousands	Jun. 30, 2019	Dec. 31, 2018
Deferred Costs, Capitalized, Prepaid, and Other Assets Disclosure [Abstract]
Operating Lease, Right-of-Use Asset	$ 141	$ 0
Notes receivable	23,835	24,110
Accounts and interest receivables	2,773	2,158
Straight-line rent receivables	4,006	3,254
Prepaid assets	659	487
Deferred financing costs, net	771	318
Leasing commissions, net	900	790
Deferred tax asset	1,998	2,024
Fair value of interest rate swaps	0	902
Above-market intangible assets, net	156	168
Other	258	335
Other assets, net	$ 35,497	$ 34,546

Other Assets - Narrative (Details) $ in Thousands		12 Months Ended
Other Assets - Narrative (Details) $ in Thousands	Apr. 25, 2018 USD ($) hospital	Dec. 31, 2018 USD ($)	Jun. 30, 2019 USD ($)
Accounts, Notes, Loans and Financing Receivable [Line Items]
Notes receivable		$ 24,110	$ 23,835
Promissory Notes, Secured By Facilities Owned By Borrower [Member]
Accounts, Notes, Loans and Financing Receivable [Line Items]
Notes receivable	$ 23,000
Note receivable interest rate	9.00%
Notes Receivable [Member]
Accounts, Notes, Loans and Financing Receivable [Line Items]
Notes receivable		$ 900
Note receivable interest rate		9.00%
Long-Term Acute Care Facility [Member]
Accounts, Notes, Loans and Financing Receivable [Line Items]
Number of properties used to secure notes by borrower \| hospital	7
Inpatient Rehabilitation Hospital [Member]
Accounts, Notes, Loans and Financing Receivable [Line Items]
Number of properties used to secure notes by borrower \| hospital	1

Other Assets - VIEs (Details) - Notes Receivable [Member] $ in Thousands	Jun. 30, 2019 USD ($)
Variable Interest Entity One [Member]
Variable Interest Entity [Line Items]
Carrying Amount	$ 861
Maximum Exposure to Loss	861
Variable Interest Entity Two [Member]
Variable Interest Entity [Line Items]
Carrying Amount	22,962
Maximum Exposure to Loss	$ 22,962

Fair Value of Financial Instruments (Details) - USD ($) $ in Thousands	Jun. 30, 2019	Dec. 31, 2018
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Notes receivable	$ 23,835	$ 24,110
Interest rate swap asset	0	902
Carrying Value [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Notes receivable	23,835	24,110
Mortgage note payable	5,340	5,391
Carrying Value [Member] \| Interest Rate Swap [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Interest rate swap asset	0	902
Interest rate swap liability	4,769	269
Fair Value [Member] \| Fair Value, Inputs, Level 2 [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Notes receivable	23,935	23,936
Mortgage note payable	5,262	5,307
Fair Value [Member] \| Interest Rate Swap [Member] \| Fair Value, Inputs, Level 2 [Member]
Fair Value, Balance Sheet Grouping, Financial Statement Captions [Line Items]
Interest rate swap asset	0	902
Interest rate swap liability	$ 4,769	$ 269