COMMUNITY HEALTHCARE TRUST INCORPORATED

CONDENSED CONSOLIDATED BALANCE SHEETS

(Unaudited)

(Dollars in thousands, except per share amounts)

September 30,
2015

December 31,
2014

ASSETS

Real estate properties:

Land

$

10,407

$

—

Buildings, improvements, and lease intangibles

90,721

—

Total real estate properties

101,128

—

Less accumulated depreciation

(2,788)

—

Total real estate properties, net

98,340

—

Cash and cash equivalents

16,053

2

Mortgage note receivable, net

10,862

—

Other assets

1,795

—

Total assets

$

127,050

$

2

LIABILITIES AND STOCKHOLDERS' EQUITY

Liabilities

Revolving credit facility

$

—

$

—

Accounts payable and accrued liabilities

1,031

—

Other liabilities

1,060

—

Total liabilities

2,091

—

Commitments and contingencies

Stockholders' Equity

Preferred stock, $0.01 par value; 50,000,000 shares authorized; none
outstanding

—

—

Common stock, $0.01 par value; 450,000,000 shares authorized; 7,596,940
and 200,000 shares issued and outstanding at September 30, 2015 and
December 31, 2014, respectively

76

2

Additional paid-in capital

127,538

—

Cumulative net income (deficit)

(1,576)

—

Cumulative dividends

(1,079)

—

Total stockholders' equity

124,959

2

Total liabilities and stockholders' equity

$

127,050

$

2

(1)

The Condensed Consolidated Balance Sheets do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.

COMMUNITY HEALTHCARE TRUST INCORPORATED

CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE LOSS

FOR THE THREE MONTHS ENDED SEPTEMBER 30, 2015 AND 2014,

THE NINE MONTHS ENDED SEPTEMBER 30, 2015 AND

 FOR THE PERIOD FROM MARCH 28, 2014 (INCEPTION) THROUGH SEPTEMBER 30, 2014

(Unaudited)

(Dollars in thousands, except per share amounts)

Three Months Ended

September 30,

Nine Months Ended

For the Period

March 28, 2014(inception)

through

2015

2014

September 30, 2015

September 30, 2014

REVENUES

Rental income

$

2,585

$

—

$

3,314

$

—

Tenant reimbursements

655

—

762

—

3,240

—

4,076

—

EXPENSES

Property operating

751

—

889

—

General and administrative

223

—

1,826

—

Depreciation and amortization

2,211

—

2,788

—

3,185

—

5,503

—

OTHER INCOME (EXPENSE)

Interest expense

(140)

—

(181)

—

Interest and other income, net

18

—

32

—

(122)

—

(149)

—

NET LOSS AND COMPREHENSIVE LOSS

$

(67)

$

—

$

(1,576)

$

—

LOSS PER COMMON SHARE:

Net loss per common share – Basic

$

(0.01)

$

—

$

(0.42)

$

—

Net loss per common share – Diluted

$

(0.01)

$

—

$

(0.42)

$

—

WEIGHTED AVERAGE COMMON SHARE OUTSTANDING-BASIC

7,511,183

200,000

3,788,639

200,000

WEIGHTED AVERAGE COMMON SHARE OUTSTANDING-DILUTED

7,511,183

200,000

3,788,639

200,000

(1)

The Condensed Consolidated Statements of Comprehensive Loss do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.

COMMUNITY HEALTHCARE TRUST INCORPORATED

RECONCILIATION OF FFO AND NORMALIZED FFO ⁽¹⁾

(Dollars in thousands, except per share amounts)

(Unaudited)

Three Months Ended September 30,

2015

2014

Net loss

$

$

—

   Real estate depreciation and amortization

2,211

—

   Total adjustments

2,211

—

Funds From Operations

$

2,144

$

—

   Transaction costs

(101)

—

Normalized Funds From Operations

$

2,043

$

—

   Funds from Operations per Common Share-Diluted

$

0.29

$

—

   Normalized Funds From Operations Per Common Share-Diluted

$

0.27

$

—

FFO Weighted Average Common Shares Outstanding

7,507,460

200,000

(1)

Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time.  However, since real estate values have historically risen or fallen with market conditions, many industry investors deem presentations of operating results for real estate companies that use historical cost accounting to be insufficient by themselves.  For that reason, the Company considers FFO and normalized FFO to be appropriate measures of operating performance of an equity REIT.  In particular, the Company believes that normalized FFO is useful because it allows investors, analysts and Company management to compare the Company's operating performance to the operating performance of other real estate companies and between periods on a consistent basis without having to account for differences caused by unanticipated items and other events.

The Company uses the NAREIT definition of FFO.  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 (computed in accordance with GAAP), excluding gains (or losses) from sales of property, plus depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures." The Company has included normalized FFO above which it has defined as FFO excluding certain expenses related to the Company's initial public offering and closing costs of properties acquired and mortgages funded.  Normalized FFO presented herein may not be comparable to similar measures presented by other real estate companies due to the fact that not all real estate companies use the same definition.

FFO, normalized FFO and FAD should not be considered as alternatives to net income (determined in accordance with GAAP) as indicators of the Company's financial performance or as alternatives to cash flow from operating activities (determined in accordance with GAAP) as measures of the Company's liquidity, nor are they necessarily indicative of sufficient cash flow to fund all of the Company's needs.  The Company believes that in order to facilitate a clear understanding of the consolidated historical operating results of the Company, FFO and normalized FFO should be examined in conjunction with net income as presented elsewhere herein.