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Leases

12 Months Ended

Dec. 31, 2019

The Company adopted ASU 2016-02, Leases (Topic 842) (“ASC 842”) on January 1, 2019 on a modified retrospective basis. As a result, the Company’s lease disclosures as of and for the year ended December 31, 2019 are reported under ASC 842. Comparative financial information for prior periods has not been restated and continues to be reported under ASC 840, the lease accounting standard in effect for those periods.

Disclosure Subsequent to the Adoption of the New Lease Accounting Standard (ASU 2016-02)

The Company leases most of its retail stores and mail order facilities and certain distribution centers and corporate offices under operating or finance leases, typically with initial terms of 15 to 25 years. The Company also leases certain equipment and other assets under operating or finance leases, typically with initial terms of 3 to 10 years.

In addition, the Company leases pharmacy space at the stores of another retail chain for which the noncancelable contractual term of the pharmacy lease arrangement exceeds the remaining estimated economic life of the buildings. For these pharmacy

lease arrangements, the Company concluded that for accounting purposes the lease term was the remaining estimated economic life of the buildings. Consequently, most of these individual pharmacy leases are finance leases.

The following table is a summary of the components of net lease cost for the year ended December 31, 2019:



In millions	2019
Operating lease cost	$	2,720
Finance lease cost:
Amortization of right-of-use assets	38
Interest on lease liabilities	44
Total finance lease costs	82
Short-term lease costs	24
Variable lease costs	581
Less: sublease income	50
Net lease cost	$	3,357

Supplemental cash flow information related to leases for the year ended December 31, 2019 is as follows:



In millions	2019
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash flows paid for operating leases	$	2,701
Operating cash flows paid for interest portion of finance leases	44
Financing cash flows paid for principal portion of finance leases	26
Right-of-use assets obtained in exchange for lease obligations:
Operating leases	1,824
Finance leases	283

Supplemental balance sheet information related to leases as of December 31, 2019 is as follows:



In millions, except remaining lease term and discount rate
Operating leases:
Operating lease right-of-use assets	$	20,860

Current portion of operating lease liabilities	$	1,596
Long-term operating lease liabilities	18,926
Total operating lease liabilities	$	20,522

Finance leases:⁽¹⁾
Property and equipment, gross	$	790
Accumulated depreciation ⁽²⁾	(38		)
Property and equipment, net	$	752

Current portion of long-term debt	$	27
Long-term debt	781
Total finance lease liabilities	$	808

Weighted average remaining lease term (in years)
Operating leases	13.8
Finance leases	20.5

Weighted average discount rate
Operating leases	4.6		%
Finance leases	6.7		%

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(1)	Finance lease right-of-use assets are included within property and equipment, net and the respective finance lease liabilities are included in current portion of long-term debt and long-term debt on the consolidated balance sheets.


(2)	In accordance with ASC 842, upon adoption the net carrying value of the prior capital leases became the initial basis of the Company’s finance leases. As a result, upon adoption there was no accumulated amortization associated with such finance leases.

The following table summarizes the maturity of lease liabilities under finance and operating leases as of December 31, 2019:



In millions	Finance Leases			Operating Leases ⁽¹⁾			Total
2020	$	84		$	2,699		$	2,783
2021	82			2,598			2,680
2022	79			2,444			2,523
2023	77			2,335			2,412
2024	76			2,103			2,179
Thereafter	1,056			15,654			16,710
Total lease payments ⁽²⁾	1,454			27,833			29,287
Less: imputed interest	(646		)	(7,311		)	(7,957		)
Total lease liabilities	$	808		$	20,522		$	21,330

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(1)	Future operating lease payments have not been reduced by minimum sublease rentals of $315 million due in the future under noncancelable subleases.

(2)

The Company leases pharmacy and clinic space from Target Corporation. Amounts related to such finance and operating leases are reflected above. Pharmacy lease amounts due in excess of the remaining estimated economic life of the buildings of approximately $2.2 billion are not reflected in this table since the estimated economic life of the buildings is shorter than the contractual term of the pharmacy lease arrangement.

Sale-Leaseback Transactions

The Company finances a portion of its store development program through sale-leaseback transactions. The properties are generally sold at net book value, which generally approximates fair value, and the resulting leases generally qualify and are accounted for as operating leases. The operating leases that resulted from these transactions are included in the tables above. The Company does not have any retained or contingent interests in the stores and does not provide any guarantees, other than a guarantee of lease payments, in connection with the sale-leaseback transactions. Proceeds from sale-leaseback transactions totaled $5 million in 2019.

Store Rationalization Charges

During the first quarter of 2019, the Company performed a review of its retail stores and determined it would close 46 underperforming retail pharmacy stores during the second quarter of 2019. As a result, management determined that there were indicators of impairment with respect to the impacted stores, including the associated operating lease right-of-use assets. Accordingly, an interim long-lived asset impairment test was performed. The results of the impairment test indicated that the fair value of each store asset group was lower than the carrying value. The fair value was determined using a discounted cash flow method based on estimated sublease income. In the three months ended March 31, 2019, the Company recorded a store rationalization charge of $135 million, primarily related to these operating lease right-of-use asset impairment charges, which was recorded within operating expenses in the Retail/LTC segment.

During the third quarter of 2019, in connection with its annual budgeting process, the Company performed an updated review of its retail stores and determined it would close an additional 22 underperforming retail pharmacy stores during the first quarter of 2020. As a result, management determined that there were indicators of impairment with respect to the impacted stores, including the associated operating lease right-of-use assets. Accordingly, an interim long-lived asset impairment test was performed. The results of the impairment test indicated that the fair value of each store asset group was lower than the carrying value. The fair value was determined using a discounted cash flow method based on estimated sublease income. In the three months ended September 30, 2019, the Company recorded a store rationalization charge of $96 million, primarily related to these operating lease right-of-use asset impairment charges, which was recorded within operating expenses in the Retail/LTC segment.

Comparative Disclosure Prior to the Adoption of the New Lease Accounting Standard (ASU 2016-02)

The following table is a summary of the Company’s net rental expense for operating leases for the years ended December 31, 2018 and 2017:



In millions	2018			2017
Minimum rentals	$	2,528		$	2,455
Contingent rentals	28			29
Rental expense	2,556			2,484
Less: sublease income	(21		)	(24		)
Total rental expense, net	$	2,535		$	2,460

The amount of property and equipment under capital leases at December 31, 2018 was as follows:



In millions	2018
Property and equipment under capital leases	$	582
Accumulated amortization of property and equipment under capital leases	(163		)
Property and equipment under capital leases, net	$	419

Sale-Leaseback Transactions

The Company finances a portion of its store development program through sale-leaseback transactions. The properties are generally sold at net book value, which generally approximates fair value, and the resulting leases generally qualify and are accounted for as operating leases. The Company does not have any retained or contingent interests in the stores and does not provide any guarantees, other than a guarantee of lease payments, in connection with the sale-leaseback transactions. There were no sale-leaseback transactions in 2018. Proceeds from sale-leaseback transactions totaled $265 million in 2017.

Store Rationalization Charges

Prior to the adoption of ASC 842, when the Company closed a facility, the present value of estimated unrecoverable costs, including the remaining lease obligation less estimated sublease income and the book value of abandoned property and equipment, were charged to expense. During the year ended December 31, 2018, the Company did not recognize any significant charges related to facility closing costs.

In December 2016, the Company announced an enterprise streamlining initiative designed to reduce costs and enhance operating efficiencies to allow the Company to be more competitive in the current health care environment. During the year ended December 31, 2017, in connection with that enterprise streamlining initiative, the Company closed 71 retail stores and recorded charges of $215 million within operating expenses in the Retail/LTC segment. The charges primarily consist of provisions for the present value of noncancelable lease obligations. The noncancelable lease obligations associated with stores closed during the year ended December 31, 2017 extend through the year 2039.

The long-term portion of the lease obligations associated with all outstanding facility closings was $269 million as of December 31, 2018 and was recorded in other long-term liabilities on the consolidated balance sheets. Upon adoption of ASC 842, the closed store lease obligation was reclassified from a liability to a reduction of the right-of-use asset. Refer to Note 1 ‘‘Significant Accounting Policies’’ for additional discussion regarding the adoption of ASC 842.

Leases

Disclosure Subsequent to the Adoption of the New Lease Accounting Standard (ASU 2016-02)

The following table is a summary of the components of net lease cost for the year ended December 31, 2019:



In millions	2019
Operating lease cost	$	2,720
Finance lease cost:
Amortization of right-of-use assets	38
Interest on lease liabilities	44
Total finance lease costs	82
Short-term lease costs	24
Variable lease costs	581
Less: sublease income	50
Net lease cost	$	3,357

Supplemental cash flow information related to leases for the year ended December 31, 2019 is as follows:



In millions	2019
Cash paid for amounts included in the measurement of lease liabilities:
Operating cash flows paid for operating leases	$	2,701
Operating cash flows paid for interest portion of finance leases	44
Financing cash flows paid for principal portion of finance leases	26
Right-of-use assets obtained in exchange for lease obligations:
Operating leases	1,824
Finance leases	283

Supplemental balance sheet information related to leases as of December 31, 2019 is as follows:



In millions, except remaining lease term and discount rate
Operating leases:
Operating lease right-of-use assets	$	20,860

Current portion of operating lease liabilities	$	1,596
Long-term operating lease liabilities	18,926
Total operating lease liabilities	$	20,522

Finance leases:⁽¹⁾
Property and equipment, gross	$	790
Accumulated depreciation ⁽²⁾	(38		)
Property and equipment, net	$	752

Current portion of long-term debt	$	27
Long-term debt	781
Total finance lease liabilities	$	808

Weighted average remaining lease term (in years)
Operating leases	13.8
Finance leases	20.5

Weighted average discount rate
Operating leases	4.6		%
Finance leases	6.7		%

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(1)	Finance lease right-of-use assets are included within property and equipment, net and the respective finance lease liabilities are included in current portion of long-term debt and long-term debt on the consolidated balance sheets.


(2)	In accordance with ASC 842, upon adoption the net carrying value of the prior capital leases became the initial basis of the Company’s finance leases. As a result, upon adoption there was no accumulated amortization associated with such finance leases.

The following table summarizes the maturity of lease liabilities under finance and operating leases as of December 31, 2019:



In millions	Finance Leases			Operating Leases ⁽¹⁾			Total
2020	$	84		$	2,699		$	2,783
2021	82			2,598			2,680
2022	79			2,444			2,523
2023	77			2,335			2,412
2024	76			2,103			2,179
Thereafter	1,056			15,654			16,710
Total lease payments ⁽²⁾	1,454			27,833			29,287
Less: imputed interest	(646		)	(7,311		)	(7,957		)
Total lease liabilities	$	808		$	20,522		$	21,330

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(1)	Future operating lease payments have not been reduced by minimum sublease rentals of $315 million due in the future under noncancelable subleases.

(2)

Sale-Leaseback Transactions

Store Rationalization Charges

Comparative Disclosure Prior to the Adoption of the New Lease Accounting Standard (ASU 2016-02)

The following table is a summary of the Company’s net rental expense for operating leases for the years ended December 31, 2018 and 2017:



In millions	2018			2017
Minimum rentals	$	2,528		$	2,455
Contingent rentals	28			29
Rental expense	2,556			2,484
Less: sublease income	(21		)	(24		)
Total rental expense, net	$	2,535		$	2,460

The amount of property and equipment under capital leases at December 31, 2018 was as follows:



In millions	2018
Property and equipment under capital leases	$	582
Accumulated amortization of property and equipment under capital leases	(163		)
Property and equipment under capital leases, net	$	419

Sale-Leaseback Transactions

The Company finances a portion of its store development program through sale-leaseback transactions. The properties are generally sold at net book value, which generally approximates fair value, and the resulting leases generally qualify and are accounted for as operating leases. The Company does not have any retained or contingent interests in the stores and does not provide any guarantees, other than a guarantee of lease payments, in connection with the sale-leaseback transactions. There were no sale-leaseback transactions in 2018. Proceeds from sale-leaseback transactions totaled $265 million in 2017.

Store Rationalization Charges