American Healthcare REIT, Inc. 10-Q

Item 1. Financial Statements. AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED BALANCE SHEETS As of September 30, 2024 and December 31, 2023 (In thousands, except share and per share amounts) (Unaudited) September 30, 2024 December 31, 2023 ASSETS Real estate investments, net $ 3,535,943 $ 3,425,438 Debt security investment, net 90,144 86,935 Cash and cash equivalents 67,850 43,445 Restricted cash 48,822 47,337 Accounts and other receivables, net 203,672 185,379 Identified intangible assets, net 177,804 180,470 Goodwill 234,942 234,942 Operating lease right-of-use assets, net 173,018 227,846 Other assets, net 144,817 146,141 Total assets $ 4,677,012 $ 4,577,933 LIABILITIES, REDEEMABLE NONCONTROLLING INTERESTS AND EQUITY Liabilities: Mortgage loans payable, net(1) $ 1,282,853 $ 1,302,396 Lines of credit and term loan, net(1) 595,970 1,223,967 Accounts payable and accrued liabilities(1) 269,778 242,905 Identified intangible liabilities, net 5,271 6,095 Financing obligations(1) 39,299 41,756 Operating lease liabilities(1) 174,213 225,502 Security deposits, prepaid rent and other liabilities(1) 52,444 76,134 Total liabilities 2,419,828 3,118,755 Commitments and contingencies (Note 11) Redeemable noncontrolling interests (Note 12) 220 33,843 Equity: Stockholders’ equity: Preferred stock, $ 0.01 par value per share; 200,000,000 shares authorized; no ne issued and outstanding — — Common Stock, $ 0.01 par value per share; 700,000,000 shares authorized; 152,873,586 shares issued and outstanding as of September 30, 2024 and no ne issued and outstanding as of December 31, 2023 1,518 — Class T common stock, $ 0.01 par value per share; 200,000,000 shares authorized; none issued and outstanding as of September 30, 2024 and 19,552,856 shares issued and outstanding as of December 31, 2023 — 194 Class I common stock, $ 0.01 par value per share; 100,000,000 shares authorized; none issued and outstanding as of September 30, 2024 and 46,673,320 shares issued and outstanding as of December 31, 2023 — 467 Additional paid-in capital 3,594,917 2,548,307 Accumulated deficit ( 1,386,791 ) ( 1,276,222 ) Accumulated other comprehensive loss ( 2,153 ) ( 2,425 ) Total stockholders’ equity 2,207,491 1,270,321 Noncontrolling interests (Note 13) 49,473 155,014 Total equity 2,256,964 1,425,335 Total liabilities, redeemable noncontrolling interests and equity $ 4,677,012 $ 4,577,933 3 Table of Contents AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED BALANCE SHEETS — (Continued) As of September 30, 2024 and December 31, 2023 (In thousands) (Unaudited) ___________ (1) Such liabilities of American Healthcare REIT, Inc. represented liabilities of American Healthcare REIT Holdings, LP or its consolidated subsidiaries as of September 30, 2024 and December 31, 2023. American Healthcare REIT Holdings, LP is a variable interest entity, or VIE, and a consolidated subsidiary of American Healthcare REIT, Inc. The creditors of American Healthcare REIT Holdings, LP or its consolidated subsidiaries do not have recourse against American Healthcare REIT, Inc., except for the 2024 Credit Facility, as defined in Note 9, held by American Healthcare REIT Holdings, LP in the amount of $ 596,500 as of September 30, 2024 and the 2022 Credit Facility, as defined in Note 9, held by American Healthcare REIT Holdings, LP in the amount of $ 914,900 as of December 31, 2023, which were guaranteed by American Healthcare REIT, Inc. The accompanying notes are an integral part of these condensed consolidated financial statements. 4 Table of Contents AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE LOSS For the Three and Nine Months Ended September 30, 2024 and 2023 (In thousands, except share and per share amounts) (Unaudited) Three Months Ended September 30, Nine Months Ended September 30, 2024 2023 2024 2023 Revenues and grant income: Resident fees and services $ 476,834 $ 416,206 $ 1,386,965 $ 1,235,458 Real estate revenue 46,980 46,970 140,963 141,134 Grant income — 1,064 — 7,445 Total revenues and grant income 523,814 464,240 1,527,928 1,384,037 Expenses: Property operating expenses 417,128 374,603 1,223,321 1,117,298 Rental expenses 13,150 14,574 40,200 44,422 General and administrative 11,921 11,342 35,495 36,169 Business acquisition expenses 3,537 1,024 6,334 2,244 Depreciation and amortization 44,246 49,273 132,277 138,644 Total expenses 489,982 450,816 1,437,627 1,338,777 Other income (expense): Interest expense: Interest expense (including amortization of deferred financing costs, debt discount/premium and loss on debt and derivative extinguishments) ( 30,395 ) ( 42,005 ) ( 97,429 ) ( 122,006 ) (Loss) gain in fair value of derivative financial instruments ( 8,967 ) 3,402 ( 2,162 ) 8,200 (Loss) gain on dispositions of real estate investments, net ( 4 ) 31,981 2,257 29,777 Impairment of real estate investments — ( 12,510 ) — ( 12,510 ) Loss from unconsolidated entities ( 2,123 ) ( 505 ) ( 4,363 ) ( 924 ) Gain on re-measurement of previously held equity interest — — — 726 Foreign currency gain (loss) 2,689 ( 1,704 ) 2,345 372 Other income, net 2,138 1,755 7,107 5,952 Total net other expense ( 36,662 ) ( 19,586 ) ( 92,245 ) ( 90,413 ) Loss before income taxes ( 2,830 ) ( 6,162 ) ( 1,944 ) ( 45,153 ) Income tax expense ( 263 ) ( 284 ) ( 1,227 ) ( 775 ) Net loss ( 3,093 ) ( 6,446 ) ( 3,171 ) ( 45,928 ) Net (income) loss attributable to noncontrolling interests ( 1,033 ) 457 ( 2,868 ) 1,884 Net loss attributable to controlling interest $ ( 4,126 ) $ ( 5,989 ) $ ( 6,039 ) $ ( 44,044 ) Net loss per share of Common Stock, Class T common stock and Class I common stock attributable to controlling interest: Basic $ ( 0.03 ) $ ( 0.09 ) $ ( 0.05 ) $ ( 0.67 ) Diluted $ ( 0.03 ) $ ( 0.09 ) $ ( 0.05 ) $ ( 0.67 ) Weighted average number of shares of Common Stock, Class T common stock and Class I common stock outstanding: Basic 133,732,745 66,048,991 122,893,049 66,036,253 Diluted 133,732,745 66,048,991 122,893,049 66,036,253 Net loss $ ( 3,093 ) $ ( 6,446 ) $ ( 3,171 ) $ ( 45,928 ) Other comprehensive income (loss): Foreign currency translation adjustments 303 ( 180 ) 272 66 Total other comprehensive income (loss) 303 ( 180 ) 272 66 Comprehensive loss ( 2,790 ) ( 6,626 ) ( 2,899 ) ( 45,862 ) Comprehensive (income) loss attributable to noncontrolling interests ( 1,033 ) 457 ( 2,868 ) 1,884 Comprehensive loss attributable to controlling interest $ ( 3,823 ) $ ( 6,169 ) $ ( 5,767 ) $ ( 43,978 ) The accompanying notes are an integral part of these condensed consolidated financial statements. 5 Table of Contents AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED STATEMENTS OF EQUITY For the Three and Nine Months Ended September 30, 2024 and 2023 (In thousands, except share and per share amounts) (Unaudited) Three Months Ended September 30, 2024 Stockholders’ Equity Common Stock Class T Common Stock Class I Common Stock Number of Shares Amount Number of Shares Amount Number of Shares Amount Additional Paid-In Capital Accumulated Deficit Accumulated Other Comprehensive Loss Total Stockholders’ Equity Noncontrolling Interests Total Equity BALANCE — June 30, 2024 65,372,222 $ 644 19,601,476 $ 195 46,673,320 $ 467 $ 3,278,806 $ ( 1,344,285 ) $ ( 2,456 ) $ 1,933,371 $ 170,522 $ 2,103,893 Issuance of common stock in an offering 20,010,000 200 — — — — 471,036 — — 471,236 — 471,236 Offering costs — common stock — — — — — — ( 20,956 ) — — ( 20,956 ) — ( 20,956 ) Issuance of common stock from the redemption of partnership units 1,216,571 12 — — — — 25,461 — — 25,473 ( 25,473 ) — Conversion of Class T and Class I common stock 66,274,793 662 ( 19,601,476 ) ( 195 ) ( 46,673,320 ) ( 467 ) — — — — — — Amortization of nonvested restricted common stock and stock units — — — — — — 2,630 — — 2,630 — 2,630 Purchase of noncontrolling interest — — — — — — ( 162,063 ) — — ( 162,063 ) ( 95,938 ) ( 258,001 ) Distributions to noncontrolling interests — — — — — — — — — — ( 667 ) ( 667 ) Adjustment to value of redeemable noncontrolling interests — — — — — — 3 — — 3 — 3 Distributions declared ($ 0.25 per share) — — — — — — — ( 38,380 ) — ( 38,380 ) — ( 38,380 ) Net (loss) income — — — — — — — ( 4,126 ) — ( 4,126 ) 1,029 ( 3,097 ) (1) Other comprehensive income — — — — — — — — 303 303 — 303 BALANCE — September 30, 2024 152,873,586 $ 1,518 — $ — — $ — $ 3,594,917 $ ( 1,386,791 ) $ ( 2,153 ) $ 2,207,491 $ 49,473 $ 2,256,964 6 Table of Contents AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED STATEMENTS OF EQUITY — (Continued) For the Three and Nine Months Ended September 30, 2024 and 2023 (In thousands, except share and per share amounts) (Unaudited) Three Months Ended September 30, 2023 Stockholders’ Equity Class T Common Stock Class I Common Stock Number of Shares Amount Number of Shares Amount Additional Paid-In Capital Accumulated Deficit Accumulated Other Comprehensive Loss Total Stockholders’ Equity Noncontrolling Interests Total Equity BALANCE — June 30, 2023 19,562,539 $ 194 46,673,320 $ 467 $ 2,547,135 $ ( 1,209,578 ) $ ( 2,444 ) $ 1,335,774 $ 160,628 $ 1,496,402 Amortization of nonvested restricted common stock and stock units — — — — 1,558 — — 1,558 — 1,558 Stock based compensation — — — — — — — — 21 21 Distributions to noncontrolling interests — — — — — — — — ( 764 ) ( 764 ) Reclassification of noncontrolling interests to mezzanine equity — — — — — — — — ( 21 ) ( 21 ) Adjustment to value of redeemable noncontrolling interests — — — — ( 303 ) — — ( 303 ) ( 21 ) ( 324 ) Distributions declared ($ 0.25 per share) — — — — — ( 16,616 ) — ( 16,616 ) — ( 16,616 ) Net loss — — — — — ( 5,989 ) — ( 5,989 ) ( 379 ) ( 6,368 ) (1) Other comprehensive loss — — — — — — ( 180 ) ( 180 ) — ( 180 ) BALANCE — September 30, 2023 19,562,539 $ 194 46,673,320 $ 467 $ 2,548,390 $ ( 1,232,183 ) $ ( 2,624 ) $ 1,314,244 $ 159,464 $ 1,473,708 7 Table of Contents AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED STATEMENTS OF EQUITY — (Continued) For the Three and Nine Months Ended September 30, 2024 and 2023 (In thousands, except share and per share amounts) (Unaudited) Nine Months Ended September 30, 2024 Stockholders’ Equity Common Stock Class T Common Stock Class I Common Stock Number of Shares Amount Number of Shares Amount Number of Shares Amount Additional Paid-In Capital Accumulated Deficit Accumulated Other Comprehensive Loss Total Stockholders’ Equity Noncontrolling Interests Total Equity BALANCE — December 31, 2023 — $ — 19,552,856 $ 194 46,673,320 $ 467 $ 2,548,307 $ ( 1,276,222 ) $ ( 2,425 ) $ 1,270,321 $ 155,014 $ 1,425,335 Issuance of common stock in offerings 84,410,000 844 — — — — 1,243,192 — — 1,244,036 — 1,244,036 Offering costs — common stock — — — — — — ( 74,498 ) — — ( 74,498 ) — ( 74,498 ) Issuance of common stock from the redemption of partnership units 1,216,571 12 — — — — 25,461 — — 25,473 ( 25,473 ) — Issuance of nonvested restricted common stock 972,222 — — — — — — — — — — — Conversion of Class T and Class I common stock 66,274,793 662 ( 19,601,476 ) ( 195 ) ( 46,673,320 ) ( 467 ) — — — — — — Vested restricted common stock and stock units(2) — — 49,051 1 — — ( 72 ) — — ( 71 ) — ( 71 ) Amortization of nonvested restricted common stock and stock units — — — — — — 7,309 — — 7,309 — 7,309 Stock based compensation — — — — — — — — — — 21 21 Repurchase of common stock — — ( 431 ) — — — ( 14 ) — — ( 14 ) — ( 14 ) Purchase of noncontrolling interests — — — — — — ( 162,541 ) — — ( 162,541 ) ( 95,901 ) ( 258,442 ) Distributions to noncontrolling interests — — — — — — — — — — ( 2,634 ) ( 2,634 ) Reclassification of noncontrolling interests from mezzanine equity, net — — — — — — — — — — 15,282 15,282 Adjustment to value of redeemable noncontrolling interests — — — — — — 7,773 — — 7,773 268 8,041 Distributions declared ($ 0.75 per share) — — — — — — — ( 104,530 ) — ( 104,530 ) — ( 104,530 ) Net (loss) income — — — — — — — ( 6,039 ) — ( 6,039 ) 2,896 ( 3,143 ) (1) Other comprehensive income — — — — — — — — 272 272 — 272 BALANCE — September 30, 2024 152,873,586 $ 1,518 — $ — — $ — $ 3,594,917 $ ( 1,386,791 ) $ ( 2,153 ) $ 2,207,491 $ 49,473 $ 2,256,964 8 Table of Contents AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED STATEMENTS OF EQUITY — (Continued) For the Three and Nine Months Ended September 30, 2024 and 2023 (In thousands, except share and per share amounts) (Unaudited) Nine Months Ended September 30, 2023 Stockholders’ Equity Class T Common Stock Class I Common Stock Number of Shares Amount Number of Shares Amount Additional Paid-In Capital Accumulated Deficit Accumulated Other Comprehensive Loss Total Stockholders’ Equity Noncontrolling Interests Total Equity BALANCE — December 31, 2022 19,535,095 $ 194 46,675,367 $ 467 $ 2,540,424 $ ( 1,138,304 ) $ ( 2,690 ) $ 1,400,091 $ 167,674 $ 1,567,765 Issuance of nonvested restricted common stock 26,156 — — — — — — — — — Vested restricted common stock and stock units(2) 4,120 — — — ( 72 ) — — ( 72 ) — ( 72 ) Amortization of nonvested restricted common stock and stock units — — — — 4,173 — — 4,173 — 4,173 Stock based compensation — — — — — — — — 62 62 Repurchase of common stock ( 2,832 ) — ( 2,047 ) — ( 165 ) — — ( 165 ) — ( 165 ) Distributions to noncontrolling interests — — — — — — — — ( 6,958 ) ( 6,958 ) Reclassification of noncontrolling interests to mezzanine equity — — — — — — — — ( 62 ) ( 62 ) Adjustment to value of redeemable noncontrolling interests — — — — 4,030 — — 4,030 68 4,098 Distributions declared ($ 0.75 per share) — — — — — ( 49,835 ) — ( 49,835 ) — ( 49,835 ) Net loss — — — — — ( 44,044 ) — ( 44,044 ) ( 1,320 ) ( 45,364 ) (1) Other comprehensive income — — — — — — 66 66 — 66 BALANCE — September 30, 2023 19,562,539 $ 194 46,673,320 $ 467 $ 2,548,390 $ ( 1,232,183 ) $ ( 2,624 ) $ 1,314,244 $ 159,464 $ 1,473,708 ___________ (1) For the three months ended September 30, 2024 and 2023, amounts exclude $ 4 and $( 78 ), respectively, of net income (loss) attributable to redeemable noncontrolling interests. For the nine months ended September 30, 2024 and 2023, amounts exclude $( 28 ) and $( 564 ), respectively, of net loss attributable to redeemable noncontrolling interests. See Note 12, Redeemable Noncontrolling Interests, for further discussion. (2) The amounts are shown net of common stock withheld to satisfy employee tax withholding requirements in connection with the vesting of restricted stock units. See Note 13, Equity — AHR Incentive Plan, for further discussion. The accompanying notes are an integral part of these condensed consolidated financial statements. 9 Table of Contents AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS For the Nine Months Ended September 30, 2024 and 2023 (In thousands) (Unaudited) Nine Months Ended September 30, 2024 2023 CASH FLOWS FROM OPERATING ACTIVITIES Net loss $ ( 3,171 ) $ ( 45,928 ) Adjustments to reconcile net loss to net cash provided by operating activities: Depreciation and amortization 132,277 138,644 Other amortization 32,299 46,576 Deferred rent ( 2,563 ) ( 2,896 ) Stock based compensation 7,833 4,235 Gain on dispositions of real estate investments, net ( 2,257 ) ( 29,777 ) Impairment of real estate investments — 12,510 Loss from unconsolidated entities 4,363 924 Gain on re-measurement of previously held equity interest — ( 726 ) Foreign currency gain ( 2,332 ) ( 351 ) Loss on extinguishments of debt 1,406 345 Change in fair value of derivative financial instruments 2,162 ( 8,200 ) Changes in operating assets and liabilities: Accounts and other receivables ( 22,020 ) ( 19,997 ) Other assets ( 11,953 ) ( 6,817 ) Accounts payable and accrued liabilities 8,075 12,375 Operating lease liabilities ( 25,105 ) ( 27,708 ) Security deposits, prepaid rent and other liabilities ( 2,436 ) ( 443 ) Net cash provided by operating activities 116,578 72,766 CASH FLOWS FROM INVESTING ACTIVITIES Developments and capital expenditures ( 62,256 ) ( 74,386 ) Acquisitions of real estate investments ( 52,107 ) ( 45,382 ) Proceeds from dispositions of real estate investments 14,529 167,861 Acquisition of previously held equity interest — ( 335 ) Investments in unconsolidated entities — ( 12,000 ) Issuances of real estate notes receivable ( 19,953 ) ( 13,778 ) Principal repayments on real estate notes receivable 23,683 — Real estate and other deposits 163 ( 1,279 ) Net cash (used in) provided by investing activities ( 95,941 ) 20,701 CASH FLOWS FROM FINANCING ACTIVITIES Borrowings under mortgage loans payable 61,942 85,477 Payments on mortgage loans payable ( 211,191 ) ( 96,596 ) Borrowings under the lines of credit and term loan 567,800 301,750 Payments on the lines of credit and term loan ( 1,195,991 ) ( 306,484 ) Borrowings under financing obligation — 16,283 Payments on financing and other obligations ( 2,967 ) ( 34,292 ) Deferred financing costs ( 8,220 ) ( 3,418 ) Debt extinguishment costs — ( 269 ) Proceeds from issuance of common stock in offerings 1,244,036 — Payment of offering costs ( 69,908 ) ( 885 ) Distributions paid to common stockholders ( 82,591 ) ( 59,685 ) Repurchase of common stock ( 14 ) ( 165 ) 10 Table of Contents AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS — (Continued) For the Nine Months Ended September 30, 2024 and 2023 (In thousands) (Unaudited) Nine Months Ended September 30, 2024 2023 Payments to taxing authorities in connection with common stock directly withheld from employees $ ( 71 ) $ ( 72 ) Purchase of noncontrolling interests ( 258,442 ) — Distributions to noncontrolling interests ( 2,938 ) ( 8,561 ) Redemptions of noncontrolling interests ( 36,083 ) ( 15,954 ) Security deposits ( 123 ) ( 306 ) Net cash provided by (used in) financing activities 5,239 ( 123,177 ) NET CHANGE IN CASH, CASH EQUIVALENTS AND RESTRICTED CASH $ 25,876 $ ( 29,710 ) EFFECT OF FOREIGN CURRENCY TRANSLATION ON CASH, CASH EQUIVALENTS AND RESTRICTED CASH 14 ( 40 ) CASH, CASH EQUIVALENTS AND RESTRICTED CASH — Beginning of period 90,782 111,906 CASH, CASH EQUIVALENTS AND RESTRICTED CASH — End of period $ 116,672 $ 82,156 RECONCILIATION OF CASH, CASH EQUIVALENTS AND RESTRICTED CASH Beginning of period: Cash and cash equivalents $ 43,445 $ 65,052 Restricted cash 47,337 46,854 Cash, cash equivalents and restricted cash $ 90,782 $ 111,906 End of period: Cash and cash equivalents $ 67,850 $ 35,178 Restricted cash 48,822 46,978 Cash, cash equivalents and restricted cash $ 116,672 $ 82,156 SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION Cash paid for: Interest $ 90,807 $ 114,002 Income taxes $ 895 $ 1,014 SUPPLEMENTAL DISCLOSURE OF NONCASH INVESTING AND FINANCING ACTIVITIES Accrued developments and capital expenditures $ 22,848 $ 19,329 Capital expenditures from financing and other obligations $ 353 $ 1,301 Tenant improvement overage $ 3,753 $ 2,359 Acquisitions of real estate investments with assumed mortgage loans payable, net of debt discount $ 127,254 $ — Reclassification of noncontrolling interest from mezzanine equity, net $ 15,282 $ — Issuance of common stock from the redemption of operating partnership units $ 25,473 $ — Distributions declared but not paid — common stockholders $ 38,218 $ 16,559 Distributions declared but not paid — limited partnership units $ 571 $ 875 Distributions declared but not paid — restricted stock units $ 435 $ 140 Accrued offering costs $ 1,028 $ 1,685 The following represents the net increase (decrease) in certain assets and liabilities in connection with our acquisitions and dispositions of investments: Accounts and other receivables $ 343 $ ( 1,784 ) Other assets, net $ ( 3,868 ) $ ( 3,211 ) 11 Table of Contents AMERICAN HEALTHCARE REIT, INC. CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS — (Continued) For the Nine Months Ended September 30, 2024 and 2023 (In thousands) (Unaudited) Nine Months Ended September 30, 2024 2023 Accounts payable and accrued liabilities $ 97 $ ( 1,460 ) Financing obligations $ — $ 12 Security deposits, prepaid rent and other liabilities $ ( 236 ) $ ( 458 ) The accompanying notes are an integral part of these condensed consolidated financial statements. 12 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) For the Nine Months Ended September 30, 2024 and 2023 The use of the words “we,” “us” or “our” refers to American Healthcare REIT, Inc. and its subsidiaries, including American Healthcare REIT Holdings, LP, except where otherwise noted. 1. Organization and Description of Business Overview and Background American Healthcare REIT, Inc., a Maryland corporation, is a self-managed real estate investment trust, or REIT, that acquires, owns and operates a diversified portfolio of clinical healthcare real estate properties, focusing primarily on outpatient medical buildings, senior housing, skilled nursing facilities, or SNFs, and other healthcare-related facilities. We have built a fully-integrated management platform that operates clinical healthcare properties throughout the United States, the United Kingdom and the Isle of Man. We operate our integrated senior health campuses and senior housing operating properties, or SHOP, utilizing the structure permitted by the REIT Investment Diversification and Empowerment Act of 2007, which is commonly referred to as a “RIDEA” structure. We have also originated and acquired secured loans and may originate or acquire other real estate-related investments in the future on an infrequent and opportunistic basis. We generally seek investments that produce current income; however, we have selectively developed, and may continue to selectively develop, healthcare real estate properties. We have elected to be taxed as a REIT for U.S. federal income tax purposes. We believe that we have been organized and operated, and we intend to continue to operate, in conformity with the requirements for qualification and taxation as a REIT under the Code. Operating Partnership We conduct substantially all of our operations through American Healthcare REIT Holdings, LP, or our operating partnership, and we are the sole general partner of our operating partnership. As of December 31, 2023 , we owned 95.0 % of the operating partnership units, or OP units, in our operating partnership, and the remaining 5.0 % OP units were owned by the following limited partners: AHI Group Holdings, LLC, which is owned and controlled by Jeffrey T. Hanson, the non-executive Chairman of our board of directors, or our board, Danny Prosky, our Chief Executive Officer, President and director, and Mathieu B. Streiff, one of our directors; Platform Healthcare Investor T-II, LLC; Flaherty Trust; and a wholly owned subsidiary of Griffin Capital Company, LLC. On August 19, 2024, Platform Healthcare Investor T-II, LLC redeemed all of its OP units in exchange for 1,216,571 shares of our Common Stock on a one-for-one basis, and as a result, is no longer a limited partner of our operating partnership. As of September 30, 2024, we owned 98.5 % of the OP units in our operating partnership, and the remaining 1.5 % of the OP units were owned by the remaining limited partners. See Note 12, Redeemable Noncontrolling Interests, and Note 13, Equity — Noncontrolling Interests in Total Equity, for a further discussion of the ownership in our operating partnership. Public Offerings and Listing We issued an aggregate 65,445,557 shares of Class T common stock and Class I common stock, for a total of $ 2,737,716,000 in gross offering proceeds, since February 26, 2014 in our initial public offerings and our distribution reinvestment plan, or DRIP, offerings. Our initial public offerings were terminated as of April 2019. On February 9, 2024, pursuant to a Registration Statement filed with the United States Securities and Exchange Commission, or SEC, on Form S-11 (File No. 333-267464), as amended, we closed our underwritten public offering, or the February 2024 Offering, through which we issued 64,400,000 shares of Common Stock, for a total of $ 772,800,000 in gross offering proceeds. Such amounts include the exercise in full of the underwriters’ overallotment option to purchase up to an additional 8,400,000 shares of Common Stock. These shares are listed on the New York Stock Exchange, or NYSE, under the trading symbol “AHR” and began trading on February 7, 2024. Following the closing of the February 2024 Offering and until August 5, 2024, we presented Common Stock, Class T common stock and Class I common stock, or collectively, common stock, as separate classes within our condensed consolidated balance sheets and condensed consolidated statements of equity. Any references to “Common Stock” in this Quarterly Report on Form 10-Q refer to our NYSE-listed shares sold through the February 2024 Offering or the September 2024 Offering, as defined below, whereas Class T common stock and Class I common stock refer to our classes of common stock that were not NYSE-listed. This applies to all historical periods presented herein. On August 5, 2024, 180 days after the listing of our Common Stock on the NYSE, each share of our Class T common stock and Class I common stock automatically converted into one share of our listed Common Stock. 13 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) On September 20, 2024, we closed our additional underwritten public offering, or the September 2024 Offering, under a prospectus supplement and related prospectus filed with the SEC pursuant to our effective shelf Registration Statement on Form S-3 (File No. 333-281488). Through the September 2024 Offering, we issued 20,010,000 shares of Common Stock, for a total of $ 471,236,000 in gross offering proceeds. Such amounts include the exercise in full of the underwriters’ overallotment option to purchase up to an additional 2,610,000 shares of Common Stock. These shares are listed on NYSE under the trading symbol “AHR” and began trading on September 19, 2024. See Note 13, Equity — Common Stock, and Note 13, Equity — Distribution Reinvestment Plan, for a further discussion of our public offerings. Our Real Estate Investments Portfolio We currently operate through four reportable business segments: integrated senior health campuses, outpatient medical, or OM, SHOP and triple-net leased properties. As of September 30, 2024, we owned and/or operated 324 buildings and integrated senior health campuses, representing approximately 19,676,000 square feet of gross leasable area, for an aggregate contract purchase price of $ 4,666,399,000 . In addition, as of September 30, 2024, we also owned a real estate-related debt investment purchased for $ 60,429,000 . 2. Summary of Significant Accounting Policies The summary of significant accounting policies presented below is designed to assist in understanding our accompanying condensed consolidated financial statements. Such condensed consolidated financial statements and the accompanying notes thereto are the representations of our management, who are responsible for their integrity and objectivity. These accounting policies conform to accounting principles generally accepted in the United States of America, or GAAP, in all material respects, and have been consistently applied in preparing our accompanying condensed consolidated financial statements. Basis of Presentation Our accompanying condensed consolidated financial statements include our accounts and those of our operating partnership, the wholly-owned subsidiaries of our operating partnership and all non-wholly owned subsidiaries in which we have control, as well as any VIEs in which we are the primary beneficiary. The portion of equity in any subsidiary that is not wholly owned by us is presented in our accompanying condensed consolidated financial statements as a noncontrolling interest. We evaluate our ability to control an entity, and whether the entity is a VIE and we are the primary beneficiary, by considering substantive terms of the arrangement and identifying which enterprise has the power to direct the activities of the entity that most significantly impacts the entity’s economic performance. We operate and intend to continue to operate in an umbrella partnership REIT structure in which our operating partnership, wholly-owned subsidiaries of our operating partnership and all non-wholly owned subsidiaries of which we have control will own substantially all of the interests in properties acquired on our behalf. We are the sole general partner of our operating partnership, and as of September 30, 2024 and December 31, 2023, we owned a 98.5 % and 95.0 %, respectively, general partnership interest therein, and the remaining 1.5 % and 5.0 %, respectively, partnership interest was owned by limited partners. The accounts of our operating partnership are consolidated in our accompanying condensed consolidated financial statements because we are the sole general partner of our operating partnership and have unilateral control over its management and major operating decisions (even if additional limited partners are admitted to our operating partnership). All intercompany accounts and transactions are eliminated in consolidation. Interim Unaudited Financial Data Our accompanying condensed consolidated financial statements have been prepared by us in accordance with GAAP in conjunction with the rules and regulations of the SEC. Certain information and footnote disclosures required for annual financial statements have been condensed or excluded pursuant to the SEC’s rules and regulations. Accordingly, our accompanying condensed consolidated financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. Our accompanying condensed consolidated financial statements reflect all adjustments which are, in our view, of a normal recurring nature and necessary for a fair presentation of our financial position, results of operations and cash flows for the interim period. Interim results of operations are not necessarily indicative of the results to be expected for the full year; such full-year results may be less favorable. 14 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) In preparing our accompanying condensed consolidated financial statements, management has evaluated subsequent events through the financial statement issuance date. We believe that although the disclosures contained herein are adequate to prevent the information presented from being misleading, our accompanying condensed consolidated financial statements should be read in conjunction with our audited consolidated financial statements and the notes thereto included in our 2023 Annual Report on Form 10-K, as filed with the SEC on March 22, 2024. Use of Estimates The preparation of our accompanying condensed consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, as well as the disclosure of contingent assets and liabilities, at the date of our condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. Significant items subject to such estimates and assumptions include, but are not limited to, the initial and recurring valuation of certain assets acquired and liabilities assumed through property acquisitions including through business combinations, goodwill and its impairment, revenues and grant income, allowance for credit losses, impairment of long-lived and intangible assets and contingencies. These estimates are made and evaluated on an ongoing basis using information that is currently available, as well as various other assumptions believed to be reasonable under the circumstances. Actual results could differ from those estimates, perhaps in material adverse ways, and those estimates could be different under different assumptions or conditions. Revenue Recognition — Resident Fees and Services Revenue Disaggregation of Resident Fees and Services Revenue The following tables disaggregate our resident fees and services revenue by line of business, according to whether such revenue is recognized at a point in time or over time (in thousands): Three Months Ended September 30, 2024 2023 Integrated Senior Health Campuses SHOP(1) Total Integrated Senior Health Campuses SHOP(1) Total Over time $ 337,105 $ 65,494 $ 402,599 $ 305,379 $ 42,752 $ 348,131 Point in time 72,521 1,714 74,235 66,912 1,163 68,075 Total resident fees and services $ 409,626 $ 67,208 $ 476,834 $ 372,291 $ 43,915 $ 416,206 Nine Months Ended September 30, 2024 2023 Integrated Senior Health Campuses SHOP(1) Total Integrated Senior Health Campuses SHOP(1) Total Over time $ 987,240 $ 185,768 $ 1,173,008 $ 902,836 $ 134,965 $ 1,037,801 Point in time 209,282 4,675 213,957 194,081 3,576 197,657 Total resident fees and services $ 1,196,522 $ 190,443 $ 1,386,965 $ 1,096,917 $ 138,541 $ 1,235,458 The following tables disaggregate our resident fees and services revenue by payor class (in thousands): Three Months Ended September 30, 2024 2023 Integrated Senior Health Campuses SHOP(1) Total Integrated Senior Health Campuses SHOP(1) Total Medicare $ 201,171 $ 1,637 $ 202,808 $ 112,773 $ 974 $ 113,747 Private and other payors 108,526 56,087 164,613 177,901 41,296 219,197 Medicaid 99,929 9,484 109,413 81,617 1,645 83,262 Total resident fees and services $ 409,626 $ 67,208 $ 476,834 $ 372,291 $ 43,915 $ 416,206 15 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) Nine Months Ended September 30, 2024 2023 Integrated Senior Health Campuses SHOP(1) Total Integrated Senior Health Campuses SHOP(1) Total Private and other payors $ 472,432 $ 161,060 $ 633,492 $ 512,733 $ 129,674 $ 642,407 Medicare 446,507 4,363 450,870 357,238 1,753 358,991 Medicaid 277,583 25,020 302,603 226,946 7,114 234,060 Total resident fees and services $ 1,196,522 $ 190,443 $ 1,386,965 $ 1,096,917 $ 138,541 $ 1,235,458 ___________ (1) Includes fees for basic housing, as well as fees for assisted living or skilled nursing care. We record revenue when services are rendered at amounts billable to individual residents. Residency agreements are generally for a term of 30 days, with resident fees billed monthly in advance. For patients under reimbursement arrangements with Medicaid, revenue is recorded based on contractually agreed-upon amounts or rates on a daily, per resident basis or as services are rendered. Accounts Receivable, Net — Resident Fees and Services Revenue The beginning and ending balances of accounts receivable, net — resident fees and services are as follows (in thousands): Private and Other Payors Medicare Medicaid Total Beginning balance — January 1, 2024 $ 66,218 $ 51,260 $ 30,799 $ 148,277 Ending balance — September 30, 2024 73,951 50,267 44,123 168,341 Increase (decrease) $ 7,733 $ ( 993 ) $ 13,324 $ 20,064 Deferred Revenue — Resident Fees and Services Revenue Deferred revenue is included in security deposits, prepaid rent and other liabilities in our accompanying condensed consolidated balance sheets. The beginning and ending balances of deferred revenue — resident fees and services, almost all of which relates to private and other payors, are as follows (in thousands): Total Beginning balance — January 1, 2024 $ 23,372 Ending balance — September 30, 2024 23,496 Increase $ 124 Resident and Tenant Receivables and Allowances Resident receivables, which are related to resident fees and services revenue, are carried net of an allowance for credit losses. An allowance is maintained for estimated losses resulting from the inability of residents and payors to meet the contractual obligations under their lease or service agreements. Substantially all of such allowances are recorded as direct reductions of resident fees and services revenue as contractual adjustments provided to third-party payors or implicit price concessions in our accompanying condensed consolidated statements of operations and comprehensive loss. Our determination of the adequacy of these allowances is based primarily upon evaluations of historical loss experience, the residents’ financial condition, security deposits, cash collection patterns by payor and by state, current economic conditions, future expectations in estimating credit losses and other relevant factors. Tenant receivables, which are related to real estate revenue, and unbilled deferred rent receivables are reduced for amounts where collectability is not probable, which are recognized as direct reductions of real estate revenue in our accompanying condensed consolidated statements of operations and comprehensive loss. 16 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) The following is a summary of our adjustments to allowances for the nine months ended September 30, 2024 and 2023 (in thousands): Nine Months Ended September 30, 2024 2023 Beginning balance $ 17,037 $ 14,071 Additional allowances 20,750 14,035 Write-offs ( 13,971 ) ( 7,011 ) Recoveries collected or adjustments ( 2,262 ) ( 6,446 ) Ending balance $ 21,554 $ 14,649 Properties Held for Sale We classify a property or group of operating properties as held for sale in the period when certain criteria are met, such as we commit to a plan to sell the property and have determined that the sale is probable. Upon classification of a property as held for sale, we record the property at the lower of its carrying amount or fair value less costs to sell. In addition, a property being held for sale ceases to be depreciated. Our properties held for sale as of September 30, 2024 and December 31, 2023 of $ 0 and $ 3,477,000 , respectively, are included in other assets, net in our accompanying condensed consolidated balance sheets. During the nine months ended September 30, 2024, we disposed of one of our SHOP that was held for sale for a contract sales price of $ 4,500,000 and recognized a gain on sale of $ 645,000 . During the nine months ended September 30, 2023, we did not dispose of any held for sale properties. See Note 3, Real Estate Investments, Net — Dispositions of Real Estate Investments, for a further discussion of our property dispositions. Accounts Payable and Accrued Liabilities As of September 30, 2024 and December 31, 2023, accounts payable and accrued liabilities primarily include reimbursement of payroll-related costs to the managers of our SHOP and integrated senior health campuses of $ 50,966,000 and $ 42,698,000 , respectively, insurance reserves of $ 46,312,000 and $ 44,548,000 , respectively, accrued distributions to common stockholders of $ 38,218,000 and $ 16,557,000 , respectively, accrued property taxes of $ 28,486,000 and $ 23,549,000 , respectively, and accrued developments and capital expenditures of $ 22,848,000 and $ 24,881,000 , respectively. Recently Issued Accounting Pronouncements In November 2023, the Financial Accounting Standards Board, or FASB, issued Accounting Standards Update, or ASU, 2023-07, Segment Reporting (Topic 280): Improvements to Reportable Segment Disclosures, or ASU 2023-07, which is intended to improve reportable segment disclosure requirements, primarily through enhanced disclosures about significant expenses. Such disclosure amendments include the requirement for public entities to disclose significant segment expenses that are regularly provided to the chief operating decision maker and included within each reported measure of segment profit or loss. ASU 2023-07 is effective for fiscal years beginning after December 15, 2023, and interim periods within fiscal years beginning after December 15, 2024. Early adoption is permitted and should be applied retrospectively to all prior periods presented in the financial statements. We are currently evaluating the potential impact of adopting this guidance and expect to have additional disclosures in our Annual Report on Form 10-K for the year ending December 31, 2024. In December 2023, the FASB issued ASU 2023-09, Income Taxes (Topic 740): Improvements to Income Tax Disclosures, or ASU 2023-09, which includes amendments that further enhance income tax disclosures, primarily through standardization and disaggregation of rate reconciliation categories and income taxes paid by jurisdiction. ASU 2023-09 is effective for annual periods beginning after December 15, 2024. Early adoption is permitted and should be applied prospectively; however, retrospective application is permitted. We are currently evaluating this guidance to determine the impact to our consolidated financial statements and disclosures. In March 2024, the SEC adopted final rules, The Enhancement and Standardization of Climate-Related Disclosures for Investors . The final rules require a registrant to disclose, among other things: material climate-related risks; activities to mitigate or adapt to such risks, as well as a quantitative and qualitative description of material expenditures incurred and material impacts on financial estimates and assumptions that directly result from such mitigation or adaptation activities; material capitalized costs, expenses and losses incurred as a result of severe weather events and other natural conditions; information about the registrant’s board of directors’ oversight of climate-related risks and management’s role in managing 17 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) material climate-related risks; and information on any climate-related targets or goals that are material to the registrant’s business, results of operations or financial condition. The rules require registrants to provide such climate-related disclosures in their annual reports, beginning with annual reports for the year ending December 31, 2025 for calendar-year-end large accelerated filers. In April 2024, the SEC stayed the final rules in response to legal challenges to the rules. As a result, it is not clear whether current compliance deadlines will be extended once the litigation is resolved. We are currently evaluating this guidance to determine the impact to our consolidated financial statement disclosures. 3. Real Estate Investments, Net Our real estate investments, net consisted of the following as of September 30, 2024 and December 31, 2023 (in thousands): September 30, 2024 December 31, 2023 Building, improvements and construction in process $ 3,767,879 $ 3,604,299 Land and improvements 364,150 335,946 Furniture, fixtures and equipment 256,779 237,350 4,388,808 4,177,595 Less: accumulated depreciation ( 852,865 ) ( 752,157 ) $ 3,535,943 $ 3,425,438 Depreciation expense for the three months ended September 30, 2024 and 2023 was $ 37,610,000 and $ 36,929,000 , respectively, and for the nine months ended September 30, 2024 and 2023 was $ 111,611,000 and $ 109,967,000 , respectively. The following is a summary of our capital expenditures by reportable segment for the three and nine months ended September 30, 2024 (in thousands): Three Months Ended September 30, 2024 Nine Months Ended September 30, 2024 Integrated senior health campuses $ 15,879 $ 27,891 OM 4,925 14,236 SHOP 8,195 14,969 Triple-net leased properties 268 455 Total $ 29,267 $ 57,551 Included in the capital expenditure amounts above are costs for the development and expansion of our integrated senior health campuses. For the three months ended September 30, 2024, we incurred $ 11,730,000 to expand three of our existing integrated senior health campuses. For the nine months ended September 30, 2024, we completed the development of one integrated senior health campus costing $ 18,969,000 and incurred $ 11,730,000 to expand three of our existing integrated senior health campuses. Acquisitions of Real Estate Investments For the three and nine months ended September 30, 2024, we, through Trilogy Investors, LLC, or Trilogy, acquired four land parcels in Michigan for an aggregate contract purchase price of $ 5,821,000 , plus closing costs, for the future development of integrated senior health campuses. 18 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) For the nine months ended September 30, 2024, using cash and debt financing, we, through Trilogy, acquired three previously leased real estate investments located in Kentucky and Ohio. The following is a summary of such acquisitions, which are included in our integrated senior health campuses segment (in thousands): Location Date Acquired Contract Purchase Price Line of Credit Miami Township, OH 04/17/24 $ 16,595 $ 16,600 Tiffin, OH 04/17/24 12,380 12,400 La Grange, KY 04/22/24 16,866 16,000 Total $ 45,841 $ 45,000 We accounted for such acquisitions of real estate investments and land completed during the nine months ended September 30, 2024, as asset acquisitions. The following table summarizes the purchase price of such assets acquired at the time of acquisition based on their relative fair values and adjusted for $ 40,854,000 operating lease right-of-use assets and $ 37,999,000 operating lease liabilities (in thousands): Location 2024 Acquisitions Building and improvements $ 47,601 Land 8,164 Total assets acquired $ 55,765 Dispositions of Real Estate Investments For the nine months ended September 30, 2024, we disposed of two OM buildings that were included in real estate investments in our accompanying condensed consolidated balance sheets. We recognized a total aggregate net gain on such dispositions of $ 1,617,000 . The following is a summary of such dispositions (dollars in thousands): Location Number of Buildings Type Date Disposed Contract Sales Price Marietta, GA 1 OM 01/16/24 $ 6,674 Homewood, AL 1 OM 03/18/24 4,462 Total 2 $ 11,136 Impairment of Real Estate Investments For both the three and nine months ended September 30, 2024, we did no t recognize any impairment of real estate investments. For both the three and nine months ended September 30, 2023, as we continued to evaluate additional non-strategic properties for sale, we recognized an aggregate impairment charge of $ 12,510,000 for two SHOP, which reduced the total aggregate carrying value of such assets to $ 15,977,000 . The remaining $ 3,477,000 carrying value of one such SHOP was then reclassified to properties held for sale during the third quarter of 2023, and sold in January 2024. See Note 2, Summary of Significant Accounting Policies — Properties Held for Sale, for a further discussion of such disposition. Further, the fair value of such SHOP was based on its projected sales price from independent third-party letters of intent, which were considered Level 2 measurements within the fair value hierarchy. The fair value of the other SHOP was determined by a third-party appraiser based on the sales comparison approach with the most significant inputs based on a price per unit and price per square foot analysis within the area for similar types of assets. The ranges of these inputs were $ 190,000 to $ 200,000 per unit and $ 250 to $ 260 per square foot, which were considered Level 3 measurements within the fair value hierarchy. 19 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) 4. Business Combinations On February 1, 2024, we acquired a portfolio of 14 senior housing properties in Oregon from an unaffiliated third party, which properties are included in our SHOP segment. These properties are part of the underlying collateral pool of real estate assets securing our debt security investment, as defined and described in Note 5. We acquired such properties by assuming the outstanding principal balance of each related mortgage loan payable from one of the borrowers since such borrower was in default. The aggregated principal balance of such assumed mortgage loans payable was $ 94,461,000 at the time of acquisition. No cash consideration was exchanged as part of the transaction; however, we incurred transaction costs of $ 2,636,000 related to the acquisition of such properties. See Note 5, Debt Security Investment, Net, for a further discussion. On September 3, 2024, we acquired a portfolio of five senior housing properties in Washington from an unaffiliated third party, which properties are included in our SHOP segment. These properties are also part of the underlying collateral pool of real estate assets securing our debt security investment. We acquired such properties by assuming the outstanding principal balance of each related mortgage loan payable from one of the borrowers since such borrower was in default. The aggregated principal balance of such assumed mortgage loans payable was $ 36,178,000 at the time of acquisition. No cash consideration was exchanged as part of the transaction; however, we incurred transaction costs of $ 2,904,000 related to the acquisition of such properties. See Note 5, Debt Security Investment, Net, for a further discussion. On February 15, 2023, we, through Trilogy, acquired from an unaffiliated third party, a 60.0 % controlling interest in a privately held company, Memory Care Partners, LLC, or MCP, that operated integrated senior health campuses located in Kentucky. The contract purchase price for the acquisition of MCP was $ 900,000 , which was acquired using cash on hand. Prior to such acquisition, we owned a 40.0 % interest in MCP, which was accounted for as an equity method investment and was included in investments in unconsolidated entities within other assets, net in our accompanying condensed consolidated balance sheet as of December 31, 2022. In connection with the acquisition of the remaining interest in MCP, we now own a 100 % controlling interest in MCP. As a result, we re-measured the fair value of our previously held equity interest in MCP and recognized a gain on re-measurement of $ 726,000 in our accompanying condensed consolidated statements of operations and comprehensive loss for the nine months ended September 30, 2023. Based on quantitative and qualitative considerations, such business combinations were not material to us individually or in the aggregate and therefore, pro forma financial information is not provided. The fair values of the assets acquired and liabilities assumed were preliminary estimates at acquisition. Any necessary adjustments are finalized within one year from the date of acquisition. The table below summarizes the acquisition date fair values of the assets acquired and liabilities assumed of our business combinations during the nine months ended September 30, 2024 and 2023 (in thousands): 2024 Acquisitions 2023 Acquisition Building and improvements $ 90,531 $ — Land 19,006 — In-place leases 17,717 — Goodwill — 3,331 Furniture, fixtures and equipment — 39 Cash and restricted cash — 565 Accounts receivable 343 — Other assets 175 66 Total assets acquired 127,772 4,001 Mortgage loans payable (including debt discount of $ 3,385 ) ( 127,254 ) — Accounts payable and accrued liabilities ( 518 ) ( 1,676 ) Financing obligations — ( 12 ) Security deposits and other liabilities — ( 812 ) Total liabilities assumed ( 127,772 ) ( 2,500 ) Net assets acquired $ — $ 1,501 20 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) 5. Debt Security Investment, Net Our investment in a commercial mortgage-backed debt security, or debt security, bears an interest rate on the stated principal amount thereof equal to 4.24 % per annum, the terms of which security provide for monthly interest-only payments. The debt security matures on August 25, 2025 at an aggregate stated amount of $ 93,433,000 , resulting in an anticipated yield-to-maturity of 10.0 % per annum. The debt security was issued by an unaffiliated mortgage trust and represents a 10.0 % beneficial ownership interest in such mortgage trust. The debt security is subordinate to all other interests in the mortgage trust and is not guaranteed by a government-sponsored entity. On February 1, 2024 and September 3, 2024, we acquired a portfolio of 14 senior housing properties in Oregon and a portfolio of five senior housing properties in Washington, respectively, from unaffiliated third parties, which properties are included in the underlying collateral pool of real estate assets securing our debt security investment. We acquired such properties by assuming the outstanding principal balance of each related mortgage loan payable from one of the borrowers since such borrower was in default. We did not grant any concessions to such borrower, and the carrying value of our debt security investment at the time of acquisition did not exceed the fair value of such properties. See Note 4, Business Combinations, for a further discussion of such acquisitions. As of September 30, 2024 and December 31, 2023, the carrying amount of the debt security investment was $ 90,144,000 and $ 86,935,000 , respectively, net of unamortized closing costs of $ 251,000 and $ 489,000 , respectively. Accretion on the debt security for the three months ended September 30, 2024 and 2023 was $ 1,168,000 and $ 1,060,000 , respectively, and for the nine months ended September 30, 2024 and 2023 was $ 3,447,000 and $ 3,126,000 , respectively, which is recorded as an increase to real estate revenue in our accompanying condensed consolidated statements of operations and comprehensive loss. Amortization expense of closing costs for the three months ended September 30, 2024 and 2023 was $ 82,000 and $ 71,000 , respectively, and for the nine months ended September 30, 2024 and 2023 was $ 238,000 and $ 204,000 , respectively, which is recorded as a decrease to real estate revenue in our accompanying condensed consolidated statements of operations and comprehensive loss. We evaluated credit quality indicators such as the agency ratings and the underlying collateral of such investment in order to determine expected future credit loss. No credit loss was recorded for the three and nine months ended September 30, 2024 and 2023. 6. Identified Intangible Assets and Liabilities Identified intangible assets, net and identified intangible liabilities, net consisted of the following as of September 30, 2024 and December 31, 2023 (dollars in thousands): September 30, 2024 December 31, 2023 Amortized intangible assets: In-place leases, net of accumulated amortization of $ 46,075 and $ 35,437 as of September 30, 2024 and December 31, 2023, respectively (with a weighted average remaining life of 6.4 years and 7.7 years as of September 30, 2024 and December 31, 2023, respectively) $ 43,709 $ 42,615 Above-market leases, net of accumulated amortization of $ 8,597 and $ 7,079 as of September 30, 2024 and December 31, 2023, respectively (with a weighted average remaining life of 7.0 years and 7.5 years as of September 30, 2024 and December 31, 2023, respectively) 13,804 15,905 Customer relationships, net of accumulated amortization of $ 934 as of December 31, 2023 (with a weighted average remaining life of 12.7 years as of December 31, 2023) — 1,906 Unamortized intangible assets: Certificates of need 100,024 99,777 Trade names 20,267 20,267 Total identified intangible assets, net $ 177,804 $ 180,470 Amortized intangible liabilities: Below-market leases, net of accumulated amortization of $ 3,041 and $ 2,831 as of September 30, 2024 and December 31, 2023, respectively (with a weighted average remaining life of 6.7 years and 7.2 years as of September 30, 2024 and December 31, 2023, respectively) $ 5,271 $ 6,095 Total identified intangible liabilities, net $ 5,271 $ 6,095 21 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) Amortization expense on identified intangible assets for the three months ended September 30, 2024 and 2023 was $ 6,652,000 and $ 15,351,000 , respectively, which included $ 694,000 and $ 3,573,000 , respectively, of amortization recorded as a decrease to real estate revenue for above-market leases in our accompanying condensed consolidated statements of operations and comprehensive loss. Amortization expense on identified intangible assets for the nine months ended September 30, 2024 and 2023 was $ 20,793,000 and $ 40,133,000 , respectively, which included $ 2,101,000 and $ 13,515,000 , respectively, of amortization recorded as a decrease to real estate revenue for above-market leases in our accompanying condensed consolidated statements of operations and comprehensive loss. In June 2024, we closed a pharmacy facility within our integrated senior health campuses segment, which resulted in the write-off of the remaining customer relationship intangible asset of $ 1,831,000 related to such facility. In March 2023, we transitioned the SNFs within our Central Wisconsin Senior Care Portfolio from triple-net leased properties to a managed portfolio utilizing a RIDEA structure, which resulted in a full amortization of $ 8,073,000 of above-market leases and $ 885,000 of in-place leases. In addition, we fully amortized $ 2,756,000 of above-market leases and $ 5,750,000 of in-place leases during the three months and nine months ended September 30, 2023 in connection with the transition of the senior housing facilities within our Michigan ALF Portfolio from triple-net leased properties to a managed portfolio utilizing a RIDEA structure. Amortization expense on below-market leases for the three months ended September 30, 2024 and 2023 was $ 262,000 and $ 470,000 , respectively, and for the nine months ended September 30, 2024 and 2023 was $ 824,000 and $ 1,282,000 , respectively, which is recorded as an increase to real estate revenue in our accompanying condensed consolidated statements of operations and comprehensive loss. In connection with the transition of the senior housing facilities within our Michigan ALF Portfolio from triple-net leased properties to a managed portfolio utilizing a RIDEA structure, we fully amortized $ 112,000 of below-market leases during the three months ended September 30, 2023. The aggregate weighted average remaining life of the identified intangible assets was 6.5 years and 7.8 years as of September 30, 2024 and December 31, 2023, respectively. The aggregate weighted average remaining life of the identified intangible liabilities was 6.7 years and 7.2 years as of September 30, 2024 and December 31, 2023, respectively. As of September 30, 2024, estimated amortization expense on the identified intangible assets and liabilities for the remaining three months ending December 31, 2024 and for each of the next four years ending December 31, and thereafter was as follows (in thousands): Amortization Expense Year Intangible Assets Intangible Liabilities 2024 $ 6,360 $ ( 248 ) 2025 12,595 ( 956 ) 2026 7,599 ( 840 ) 2027 7,075 ( 825 ) 2028 6,023 ( 709 ) Thereafter 17,861 ( 1,693 ) Total $ 57,513 $ ( 5,271 ) 22 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) 7. Other Assets, Net Other assets, net consisted of the following as of September 30, 2024 and December 31, 2023 (dollars in thousands): September 30, 2024 December 31, 2023 Deferred rent receivables $ 50,223 $ 47,540 Prepaid expenses, deposits, other assets and deferred tax assets, net 33,037 33,204 Inventory — finished goods 20,234 19,472 Lease commissions, net of accumulated amortization of $ 7,935 and $ 7,231 as of September 30, 2024 and December 31, 2023, respectively 18,391 17,565 Investments in unconsolidated entities 16,259 20,611 Deferred financing costs, net of accumulated amortization of $ 8,504 and $ 8,494 as of September 30, 2024 and December 31, 2023, respectively 4,480 3,830 Lease inducement, net of accumulated amortization of $ 2,807 and $ 2,544 as of September 30, 2024 and December 31, 2023, respectively (with a weighted average remaining life of 6.2 years and 6.9 years as of September 30, 2024 and December 31, 2023, respectively) 2,193 2,456 Derivative financial instruments — 1,463 Total $ 144,817 $ 146,141 Deferred financing costs included in other assets, net were related to the Trilogy Credit Facility, as defined in Note 9, as well as the senior unsecured revolving credit facility portions of the 2022 Credit Facility and 2024 Credit Facility. In February 2024, in connection with the replacement of the 2022 Credit Facility with the 2024 Credit Facility, we incurred an aggregate loss of $ 565,000 on the extinguishment of part of the senior unsecured revolving credit facility, which formed part of the 2022 Credit Facility. Such loss on extinguishment of debt is recorded as an increase to interest expense in our accompanying condensed consolidated statements of operations and comprehensive loss, and was due to the partial write-off of unamortized deferred financing costs related to the senior unsecured revolving credit facility portion of the 2022 Credit Facility. See Note 9, Lines of Credit and Term Loan, for further discussion of our lines of credit. Amortization expense on lease inducement as of both the three and nine months ended September 30, 2024 and 2023 was $ 87,000 and $ 263,000 , respectively, which is recorded as a decrease to real estate revenue in our accompanying condensed consolidated statements of operations and comprehensive loss. 8. Mortgage Loans Payable, Net Mortgage loans payable, net consisted of the following as of September 30, 2024 and December 31, 2023 (dollars in thousands): September 30, 2024 December 31, 2023 Total fixed-rate debt ( 97 loans and 76 loans as of September 30, 2024 and December 31, 2023, respectively) $ 1,143,148 $ 990,325 Total variable-rate debt ( 3 loans and 13 loans as of September 30, 2024 and December 31, 2023, respectively) 164,554 335,988 Total fixed- and variable-rate debt 1,307,702 1,326,313 Less: deferred financing costs, net ( 10,957 ) ( 9,713 ) Add: premium 119 167 Less: discount ( 14,011 ) ( 14,371 ) Mortgage loans payable, net $ 1,282,853 $ 1,302,396 Based on interest rates in effect as of September 30, 2024 and December 31, 2023, effective interest rates on mortgage loans payable ranged from 2.21 % to 8.20 % per annum and 2.21 % to 8.46 % per annum, respectively, with a weighted average effective interest rate of 4.28 % and 4.72 %, respectively. We are required by the terms of certain loan documents to meet certain reporting requirements and covenants, such as net worth ratios, fixed charge coverage ratios and leverage ratios. 23 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) The following table reflects the changes in the carrying amount of mortgage loans payable, net for the nine months ended September 30, 2024 and 2023 (in thousands): Nine Months Ended September 30, 2024 2023 Beginning balance $ 1,302,396 $ 1,229,847 Additions: Borrowings under mortgage loans payable 61,942 85,477 Assumption of mortgage loans payable due to acquisition of real estate investments, net 127,254 — Amortization of deferred financing costs 1,955 1,690 Amortization of discount/premium on mortgage loans payable, net 3,699 2,662 Deductions: Scheduled principal payments on mortgage loans payable ( 15,219 ) ( 59,931 ) Early payoff of mortgage loans payable ( 195,972 ) ( 9,809 ) Payoff of a mortgage loan payable due to disposition of real estate investment — ( 26,856 ) Deferred financing costs ( 3,202 ) ( 1,842 ) Ending balance $ 1,282,853 $ 1,221,238 For the three and nine months ended September 30, 2024, we incurred an aggregate loss on the early extinguishment of mortgage loans payable of $ 157,000 and $ 872,000 , respectively, which is recorded as an increase to interest expense in our accompanying condensed consolidated statements of operations and comprehensive loss. Such aggregate loss was primarily related to the payoff of mortgage loans payable in February 2024 of approximately $ 176,145,000 using the net proceeds from the February 2024 Offering. For the three and nine months ended September 30, 2023, we incurred a loss on the early extinguishment of mortgage loan payable of $ 345,000 , which is recorded as an increase to interest expense in our accompanying condensed consolidated statements of operations and comprehensive loss. Such loss was related to the payoff of a mortgage loan payable due to the disposition of a real estate investment in August 2023. As of September 30, 2024, the principal payments due on our mortgage loans payable for the remaining three months ending December 31, 2024 and for each of the next four years ending December 31, and thereafter were as follows (in thousands): Year Amount 2024 $ 33,036 2025 303,345 2026 159,437 2027 56,716 2028 139,961 Thereafter 615,207 Total $ 1,307,702 9. Lines of Credit and Term Loan 2022 Credit Facility We, through our operating partnership, as borrower, and certain of our subsidiaries, or the subsidiary guarantors, collectively as guarantors, were party to an amended agreement, or the 2022 Credit Agreement, with Bank of America, N.A., or Bank of America, KeyBank National Association, or KeyBank, Citizens Bank, National Association, or Citizens Bank, and the lenders named therein, which provided for a credit facility with an aggregate maximum principal amount up to $ 1,050,000,000 , or the 2022 Credit Facility. The 2022 Credit Facility consisted of a senior unsecured revolving credit facility in the initial aggregate amount of $ 500,000,000 and a senior unsecured term loan facility in the initial aggregate amount of $ 550,000,000 . 24 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) As of December 31, 2023, borrowings outstanding under the 2022 Credit Facility totaled $ 914,900,000 , and the weighted average interest rate on such borrowings outstanding was 7.08 % per annum. Under the terms of the 2022 Credit Agreement, the revolving loans would have matured on January 19, 2026, and the term loan would have matured on January 19, 2027. On February 14, 2024, the 2022 Credit Agreement was amended and restated in its entirety. See below for a further discussion. 2024 Credit Facility On February 14, 2024, we, through our operating partnership, as borrower, and certain of our subsidiaries, or the subsidiary guarantors, and our company, collectively as guarantors, entered into an agreement, or the 2024 Credit Agreement, that amended, restated, superseded and replaced the 2022 Credit Agreement with Bank of America, KeyBank, Citizens Bank and a syndicate of other banks, as lenders, to obtain a credit facility with an aggregate maximum principal amount up to $ 1,150,000,000 , or the 2024 Credit Facility. The 2024 Credit Facility consists of a senior unsecured revolving credit facility in the initial aggregate amount of $ 600,000,000 and a senior unsecured term loan facility in the initial aggregate amount of $ 550,000,000 . The proceeds of loans made under the 2024 Credit Facility may be used for general corporate purposes including for working capital, capital expenditures, refinancing existing indebtedness and other corporate purposes not inconsistent with obligations under the 2024 Credit Agreement. We may also obtain up to $ 25,000,000 in the form of standby letters of credit pursuant to the 2024 Credit Facility. Unless defined herein, all capitalized terms under this “2024 Credit Facility” subsection are defined in the 2024 Credit Agreement. Under the terms of the 2024 Credit Agreement, the Revolving Loans mature on February 14, 2028, and may be extended for one 12 -month period, subject to the satisfaction of certain conditions, including payment of an extension fee. The Term Loan matures on January 19, 2027, and may not be extended. The maximum principal amount of the 2024 Credit Facility may be increased by an aggregate incremental amount of $ 600,000,000 , subject to: (i) the terms of the 2024 Credit Agreement and (ii) at least five business days’ prior written notice to Bank of America. At our option, the 2024 Credit Facility bears interest at varying rates based upon (i) Daily SOFR, plus the Applicable Rate for Daily SOFR Rate Loans or (ii) Term SOFR, plus the Applicable Rate for Term SOFR Rate Loans. If, under the terms of the 2024 Credit Agreement, there is an inability to determine the Daily SOFR or the Term SOFR, then the 2024 Credit Facility will bear interest at a rate per annum equal to the Base Rate plus the Applicable Rate for Base Rate Loans. The loans may be repaid in whole or in part without prepayment premium or penalty, subject to certain conditions. We are required to pay a fee on the unused portion of the lenders’ commitments under the 2024 Credit Agreement computed at (a) 0.25 % per annum if the actual daily Commitment Utilization Percentage for such quarter is less than or equal to 50 % and (b) 0.20 % per annum if the actual daily Commitment Utilization Percentage for such quarter is greater than 50 %, which fee shall be computed on the actual daily amount of the Available Commitments during the period for which payment is made and payable in arrears on a quarterly basis. The 2024 Credit Agreement requires us to add additional subsidiaries as guarantors in the event the value of the assets owned by the subsidiary guarantors falls below a certain threshold as set forth in the 2024 Credit Agreement. In the event of default, Bank of America has the right to terminate the commitment of each Lender to make Loans and any obligation of the L/C Issuer to make L/C Credit Extensions under the 2024 Credit Agreement and to accelerate the payment on any unpaid principal amount of all outstanding loans and all interest accrued and unpaid thereon. As of September 30, 2024, our aggregate borrowing capacity under the 2024 Credit Facility was $ 1,150,000,000 , excluding the $ 25,000,000 standby letters of credit described above. As of September 30, 2024, borrowings outstanding under the 2024 Credit Facility totaled $ 596,500,000 ($ 595,938,000 , net of deferred financing costs related to the senior unsecured term loan facility portion of the 2024 Credit Facility), and the weighted average interest rate on such borrowings outstanding was 6.39 % per annum. Trilogy Credit Facility We, through Trilogy RER, LLC, are party to an amended loan agreement, or the Trilogy Credit Agreement, by and among certain subsidiaries of Trilogy OpCo, LLC, Trilogy RER, LLC, and Trilogy Pro Services, LLC; KeyBank; CIT Bank, N.A.; Regions Bank; KeyBanc Capital Markets, Inc.; Regions Capital Markets; Bank of America; The Huntington National Bank; and a syndicate of other banks, as lenders named therein, with respect to a senior secured revolving credit facility that had an aggregate maximum principal amount of $ 400,000,000 , consisting of: (i) a $ 365,000,000 secured revolver supported by real estate assets and ancillary business cash flow and (ii) a $ 35,000,000 accounts receivable revolving credit facility supported by eligible accounts receivable, or the Trilogy Credit Facility. The proceeds of the Trilogy Credit Facility may be used for acquisitions, debt repayment and general corporate purposes. The maximum principal amount of the Trilogy Credit Facility 25 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) could be increased by up to $ 100,000,000 , for a total principal amount of $ 500,000,000 , subject to certain conditions. Unless defined herein, all capitalized terms under this “Trilogy Credit Facility” subsection are defined in the Trilogy Credit Agreement, as amended. The Trilogy Credit Facility is due to mature on June 5, 2025. At our option, the Trilogy Credit Facility bears interest at per annum rates equal to (a) SOFR, plus 2.75 % for SOFR Rate Loans and (b) for Base Rate Loans, 1.75 % plus the highest of: (i) the fluctuating rate per annum of interest in effect for such day as established from time to time by KeyBank as its prime rate, (ii) 0.50 % above the Federal Funds Effective Rate and (iii) 1.00 % above one-month Adjusted Term SOFR. As of both September 30, 2024 and December 31, 2023, our aggregate borrowing capacity under the Trilogy Credit Facility was $ 400,000,000 . As of September 30, 2024 and December 31, 2023, borrowings outstanding under the Trilogy Credit Facility totaled $ 32,000 and $ 309,823,000 , respectively, and the weighted average interest rate on such borrowings outstanding was 7.95 % and 8.20 % per annum, respectively. 10. Derivative Financial Instruments We use derivative financial instruments to manage interest rate risk associated with variable-rate debt. We recorded such derivative financial instruments in our accompanying condensed consolidated balance sheets as either an asset or a liability, as applicable, measured at fair value. The following table lists the derivative financial instruments held by us as of September 30, 2024 and December 31, 2023, which were included in other assets and other liabilities in our accompanying condensed consolidated balance sheets (dollars in thousands): Fair Value Instrument Notional Amount Index Interest Rate Effective Date Maturity Date September 30, 2024 December 31, 2023 Swap $ 275,000 One Month Term SOFR 3.74 % 02/01/23 01/19/26 $ ( 361 ) $ 1,463 Swap $ 275,000 One Month Term SOFR 4.41 % 08/08/23 01/19/26 ( 2,727 ) ( 2,178 ) Swap $ 200,000 One Month Term SOFR 4.40 % 01/05/24 06/05/25 — ( 211 ) $ ( 3,088 ) $ ( 926 ) As of both September 30, 2024 and December 31, 2023, none of our derivative financial instruments were designated as hedges. Derivative financial instruments not designated as hedges are not speculative and are used to manage our exposure to interest rate movements, but do not meet the strict hedge accounting requirements. On September 20, 2024, we terminated one interest rate swap that would have matured on June 5, 2025 and had a notional amount of $ 200,000,000 . We paid a fee of $ 415,000 related to such contract termination, which is recorded as loss on the early extinguishment of derivatives and included as an increase to interest expense in our accompanying condensed consolidated statements of operations and comprehensive loss. For the three months ended September 30, 2024 and 2023, we recorded a net (loss) gain in the fair value of derivative financial instruments of $( 8,967,000 ) and $ 3,402,000 , respectively, and for the nine months ended September 30, 2024 and 2023, we recorded a net (loss) gain in the fair value of derivative financial instruments of $( 2,162,000 ) and $ 8,200,000 , respectively, as a (increase)/decrease to total interest expense in our accompanying condensed consolidated statements of operations and comprehensive loss related to the change in the fair value of our derivative financial instruments. See Note 14, Fair Value Measurements, for a further discussion of the fair value of our derivative financial instruments. 11. Commitments and Contingencies Litigation We are not presently subject to any material litigation nor, to our knowledge, is any material litigation threatened against us, which, if determined unfavorably to us, would have a material adverse effect on our consolidated financial position, results of operations or cash flows. 26 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) Environmental Matters We follow a policy of monitoring our properties for the presence of hazardous or toxic substances. While there can be no assurance that a material environmental liability does not exist at our properties, we are not currently aware of any environmental liability with respect to our properties that would have a material adverse effect on our consolidated financial position, results of operations or cash flows. Further, we are not aware of any material environmental liability or any unasserted claim or assessment with respect to an environmental liability that we believe would require additional disclosure or the recording of a loss contingency. Other Our other commitments and contingencies include the usual obligations of real estate owners and operators in the normal course of business, which include calls/puts to sell/acquire properties. In our view, these matters are not expected to have a material adverse effect on our consolidated financial position, results of operations or cash flows. 12. Redeemable Noncontrolling Interests As of September 30, 2024 and December 31, 2023, we, through our direct and indirect subsidiaries, owned a 98.5 % and 95.0 %, respectively, general partnership interest in our operating partnership, and the remaining 1.5 % and 5.0 %, respectively, limited partnership interest in our operating partnership was owned by limited partners. Some of the limited partnership units outstanding, which accounted for approximately 1.0 % of our total operating partnership units outstanding as of December 31, 2023, had redemption features outside of our control and were accounted for as redeemable noncontrolling interests presented outside of permanent equity in our accompanying condensed consolidated balance sheet. As a result of the closing of the February 2024 Offering and listing of our Common Stock on the NYSE, such redemption features are no longer outside of our control, and we reclassed the carrying amount of such interests as of such date to noncontrolling interests in total equity in our accompanying condensed consolidated balance sheet. Further, additional paid-in capital was adjusted to reflect such change in presentation of limited partners interests. See Note 13, Equity — Noncontrolling Interests in Total Equity, for a further discussion. As of December 31, 2023, we, through Trilogy REIT Holdings LLC, or Trilogy REIT Holdings, in which we indirectly held a 76.0 % ownership interest, owned approximately 97.5 % of the outstanding equity interests of Trilogy. As of December 31, 2023, certain members of Trilogy’s management and certain members of an advisory committee to Trilogy’s board of directors owned approximately 2.5 % of the outstanding equity interests of Trilogy. We accounted for such equity interests as redeemable noncontrolling interests or other liabilities in our accompanying condensed consolidated balance sheets in accordance with FASB, Accounting Standards Codification, or ASC, Topic 480-10-S99-3A, given certain features associated with such equity interests. In January 2024, we redeemed equity interests in Trilogy that were accounted for as other liabilities and owned by a member of Trilogy’s advisory committee for $ 25,312,000 in cash. In April 2024, we redeemed all the remaining equity interests in Trilogy owned by members of Trilogy management and certain members of Trilogy’s advisory committee, including the redemption of Trilogy Profit Interests, as defined and described at Note 13, Equity — Noncontrolling Interests in Total Equity — Other Noncontrolling Interests, for an aggregate $ 10,771,000 in cash. For the nine months ended September 30, 2023, we redeemed the equity interests owned by certain members of Trilogy’s management for an aggregate of $ 15,954,000 . As of September 30, 2024, there were no outstanding equity interests of Trilogy owned by members of Trilogy’s management or members of Trilogy’s advisory committee. As of September 30, 2024 and December 31, 2023, we own, through our operating partnership, approximately 98.0 % of the joint ventures with an affiliate of Meridian Senior Living, LLC, or Meridian, that own Pinnacle Beaumont ALF and Pinnacle Warrenton ALF. The noncontrolling interests held by Meridian have redemption features outside of our control and are accounted for as redeemable noncontrolling interests in our accompanying condensed consolidated balance sheets. 27 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) We record the carrying amount of redeemable noncontrolling interests at the greater of: (i) the initial carrying amount, increased or decreased for the noncontrolling interests’ share of net income or loss and distributions or (ii) the redemption value. The changes in the carrying amount of redeemable noncontrolling interests consisted of the following for the nine months ended September 30, 2024 and 2023 (in thousands): Nine Months Ended September 30, 2024 2023 Beginning balance $ 33,843 $ 81,598 Reclassification from equity 21 62 Reclassification to equity ( 15,303 ) — Distributions ( 3 ) ( 1,083 ) Redemption of redeemable noncontrolling interests ( 10,771 ) ( 15,954 ) Adjustment to redemption value ( 7,539 ) ( 4,098 ) Net loss attributable to redeemable noncontrolling interests ( 28 ) ( 564 ) Ending balance $ 220 $ 59,961 13. Equity Preferred Stock Pursuant to our charter, we are authorized to issue 200,000,000 shares of our preferred stock, $ 0.01 par value per share. As of both September 30, 2024 and December 31, 2023, no shares of preferred stock were issued and outstanding. Common Stock Pursuant to our charter, as amended, we are authorized to issue 1,000,000,000 shares of our common stock, $ 0.01 par value per share, whereby 200,000,000 shares are classified as Class T common stock, 100,000,000 shares are classified as Class I common stock and 700,000,000 shares are classified as Common Stock without any designation as to class or series. We issued an aggregate 65,445,557 shares of Class T common stock and Class I common stock, for a total of $ 2,737,716,000 in gross offering proceeds, since February 26, 2014 in our initial public offerings and our DRIP offerings. Our initial public offerings were terminated as of April 2019. On February 9, 2024, we closed the February 2024 Offering and issued 64,400,000 shares of Common Stock, $ 0.01 par value per share, for a total of $ 772,800,000 in gross offering proceeds, including the exercise in full of the underwriters’ overallotment option to purchase up to an additional 8,400,000 shares of Common Stock. In conjunction with the February 2024 Offering, such shares of Common Stock were listed on the NYSE and began trading on February 7, 2024. We received $ 724,625,000 in net offering proceeds, after deducting the underwriting discount, which was primarily used to repay $ 176,145,000 of mortgage loans payable and $ 545,010,000 on our lines of credit in February 2024. The underwriting discount and other costs related to the February 2024 Offering were offset against gross proceeds received and included as a component of additional paid-in capital in our accompanying condensed consolidated balance sheet as of September 30, 2024. Our Class T common stock and Class I common stock were identical to our Common Stock, except that such shares were not listed on the NYSE or any other national securities exchange. On August 5, 2024, 180 days after the listing of our Common Stock shares on the NYSE, each share of our Class T common stock and Class I common stock automatically, and without any stockholder action, converted into one share of our listed Common Stock. On September 20, 2024, we closed the September 2024 Offering and issued 20,010,000 shares of Common Stock, $ 0.01 par value per share, for a total of $ 471,236,000 in gross offering proceeds, including the exercise in full of the underwriters’ overallotment option to purchase up to an additional 2,610,000 shares of Common Stock. In conjunction with the September 2024 Offering, such shares of Common Stock were listed on the NYSE and began trading on September 19, 2024. We received $ 451,207,000 in net offering proceeds, after deducting the underwriting discount, which was used to: (i) exercise our option to purchase our joint venture partner’s 24.0 % minority membership interest in Trilogy REIT Holdings; (ii) repay $ 116,000,000 of borrowings outstanding under the Trilogy Credit Facility; and (iii) repay $ 78,000,000 of borrowings outstanding under the 2024 Credit Facility. See “Noncontrolling Interests in Total Equity – Membership Interest in Trilogy REIT Holdings” below for a further discussion of the purchase of such joint venture interest. The underwriting discount and other costs related to the September 2024 Offering were offset against gross proceeds received and included as a component of additional paid-in capital in our accompanying condensed consolidated balance sheet as of September 30, 2024. 28 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) Distribution Reinvestment Plan Our DRIP allowed our stockholders to elect to reinvest an amount equal to the distributions declared on their shares of common stock in additional shares of our common stock in lieu of receiving cash distributions. However, on November 14, 2022, our board suspended the DRIP offering beginning with the distributions declared for the quarter ended December 31, 2022. As a result of the suspension of the DRIP offering, unless and until our board reinstates the DRIP offering, stockholders who are current participants in the DRIP will be paid distributions in cash. Share Repurchase Plan Our share repurchase plan allowed for repurchases of shares of our common stock by us when certain criteria were met. Share repurchases were made at the sole discretion of our board. On November 14, 2022, our board suspended our share repurchase plan beginning with share repurchase requests for the quarter ending December 31, 2022. All share repurchase requests, including requests resulting from the death or qualifying disability of stockholders, commencing with the quarter ended December 31, 2022, will not be processed, will be considered canceled in full and will not be considered outstanding repurchase requests. We did no t repurchase any shares of our common stock pursuant to our share repurchase plan for the three and nine months ended September 30, 2024 and for the three months ended September 30, 2023. For the nine months ended September 30, 2023, we repurchased 1,681 shares of common stock for an aggregate of $ 62,000 at a repurchase price of $ 37.16 per share, pursuant to our share repurchase plan. Such repurchase requests were submitted prior to the suspension of our share repurchase plan. Noncontrolling Interests in Total Equity Membership Interest in Trilogy REIT Holdings As of December 31, 2023, Trilogy REIT Holdings owned approximately 97.5 % of Trilogy. We were the indirect owner of a 76.0 % interest in Trilogy REIT Holdings pursuant to an amended joint venture agreement with an indirect, wholly-owned subsidiary of NorthStar Healthcare Income, Inc., or NHI. We serve as the managing member of Trilogy REIT Holdings. As of December 31, 2023, NHI indirectly owned a 24.0 % membership interest in Trilogy REIT Holdings, and as such, for the three and nine months ended September 30, 2023, 24.0 % of the net earnings of Trilogy REIT Holdings were allocated to noncontrolling interests. On November 3, 2023, we entered into a Membership Interest Purchase Agreement, or the MIPA, with subsidiaries of NHI, which provided us with the option to purchase their 24.0 % minority membership interest in Trilogy REIT Holdings. On September 20, 2024, using the net proceeds from the September 2024 Offering, we exercised our option to purchase all of the 24.0 % minority membership interest in Trilogy REIT Holdings that was owned by NHI, for a total all-cash purchase price of $ 258,001,000 . Such purchase price reflects a “base” purchase price of $ 247,000,000 and a supplemental payment of approximately $ 11,001,000 relating to NHI’s pro-rata share of Trilogy REIT Holdings’ budgeted distributions to its members during the pre-exercise period relative to NHI’s actual distributions received during that period. In connection with such purchase and as of September 20, 2024, we own 100 % of Trilogy REIT Holdings and indirectly own 100 % of Trilogy. Previously, from January 1, 2024 through September 19, 2024, 24.0 % of the net earnings of Trilogy REIT Holdings were allocated to noncontrolling interests. Other Noncontrolling Interests In connection with our acquisition and operation of Trilogy, profit interest units in Trilogy, or the Profit Interests, were issued to Trilogy Management Services, LLC and independent directors of Trilogy, both unaffiliated third parties that manage or direct the day-to-day operations of Trilogy. The Profit Interests consisted of time-based or performance-based commitments. The time-based Profit Interests were measured at their grant date fair value and vested in increments of 20.0 % on each anniversary of the respective grant date over a five-year period. We amortized the time-based Profit Interests on a straight-line basis over the vesting periods, which were recorded to general and administrative expenses in our accompanying condensed consolidated statements of operations and comprehensive loss. The performance-based Profit Interests were measured at their fair value on the adoption date of ASU 2018-07, Improvements to Nonemployee Share-Based Payment Accounting , using a modified retrospective approach, were subject to a performance commitment and would have vested upon liquidity events as defined in the Profit Interests agreements. The nonvested awards were presented as noncontrolling interests in total equity in our accompanying condensed consolidated balance sheets, and were re-classified to redeemable noncontrolling interests upon 29 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) vesting as they had redemption features outside of our control, similar to the common stock units held by Trilogy’s management. See Note 12, Redeemable Noncontrolling Interests, for a further discussion. In April 2024, we redeemed all the remaining Profit Interests for cash. See Note 12, Redeemable Noncontrolling Interests, for a further discussion of our redemption of the Profit Interests. For the three months ended September 30, 2024 and 2023, we recognized stock compensation expense related to the time-based Profit Interests of $ 0 and $ 21,000 , respectively. For the nine months ended September 30, 2024 and 2023, we recognized stock compensation expense related to the time-based Profit Interests of $ 21,000 and $ 62,000 , respectively. As of December 31, 2023, we owned an 86.0 % interest in a consolidated limited liability company that owned Lakeview IN Medical Plaza. On February 6, 2024, we purchased the remaining 14.0 % membership interest in the consolidated limited liability company that owned Lakeview IN Medical Plaza from an unaffiliated third party for a contract purchase price of $ 441,000 . In connection with such purchase and as of such date, we own a 100 % interest in such limited liability company. As such, from January 1, 2024 through February 5, 2024, and for both the three and nine months ended September 30, 2023, 14.0 % of the net earnings of Lakeview IN Medical Plaza were allocated to noncontrolling interests. As discussed in Note 1, Organization and Description of Business, as of September 30, 2024 and December 31, 2023, we, through our direct and indirect subsidiaries, owned a 98.5 % and 95.0 %, respectively, general partnership interest in our operating partnership and the remaining 1.5 % and 5.0 %, respectively, OP units in our operating partnership were owned by limited partners. Some of the limited partnership units outstanding, which accounted for approximately 1.0 % of our total operating partnership units outstanding as of December 31, 2023, had redemption features outside of our control and were accounted for as redeemable noncontrolling interests presented outside of permanent equity in our accompanying condensed consolidated balance sheet. As a result of the closing of the February 2024 Offering and listing of our Common Stock on the NYSE, such redemption features are no longer outside of our control and we reclassed the remaining carrying amount of such redeemable noncontrolling interests as of such date to noncontrolling interests in total equity. On August 19, 2024, Platform Healthcare Investor T-II, LLC redeemed all of its OP units in exchange for 1,216,571 shares of our Common Stock on a one -for-one basis, and as a result, is no longer a limited partner of our operating partnership. Therefore, as of September 30, 2024, 1.5 % of our total operating partnership units outstanding is presented as noncontrolling interests in total equity in our accompanying condensed consolidated balance sheet. See Note 12, Redeemable Noncontrolling Interests, for a further discussion. AHR Incentive Plan Pursuant to our Second Amended and Restated 2015 Incentive Plan, or the AHR Incentive Plan, our board (with respect to options and restricted shares of common stock granted to independent directors) or our compensation committee (with respect to any other award) may grant options, restricted shares of common stock, stock purchase rights, stock appreciation rights or other awards to our independent directors, officers, employees and consultants. The AHR Incentive Plan terminates on June 15, 2033, and the maximum number of shares of our common stock that may be issued pursuant to such plan is 4,000,000 shares. Restricted common stock Pursuant to the AHR Incentive Plan, through September 30, 2024, we granted an aggregate of 1,287,681 shares of our restricted common stock, or RSAs, as defined in the AHR Incentive Plan, which included restricted Common Stock, restricted Class T common stock and restricted Class I common stock. RSAs were granted to our independent directors in connection with their initial election or re-election to our board or in consideration of their past services rendered, as well as to certain executive officers and key employees. The number of RSAs granted through September 30, 2024 above includes an aggregate of 972,222 RSAs we granted in February 2024 to independent directors, executive officers and certain employees upon completion of the February 2024 Offering. RSAs generally have a vesting period of up to four years and are subject to continuous service through the vesting dates. Restricted stock units Pursuant to the AHR Incentive Plan, through September 30, 2024, we granted to our executive officers an aggregate 320,780 of performance-based restricted stock units, or PBUs, representing the right to receive shares of our common stock upon vesting. We also granted to our executive officers and certain employees 408,033 time-based restricted stock units, or TBUs, representing the right to receive shares of our common stock upon vesting. PBUs and TBUs are collectively referred to as RSUs. RSUs granted to executive officers and employees generally have a vesting period of up to three years and are subject to continuous service through the vesting dates and any performance conditions, as applicable. 30 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) A summary of the status of our nonvested RSAs and RSUs as of September 30, 2024 and December 31, 2023, and the changes for the nine months ended September 30, 2024 is presented below: Number of Nonvested RSAs Weighted Average Grant Date Fair Value - RSAs Number of Nonvested RSUs Weighted Average Grant Date Fair Value - RSUs Balance — December 31, 2023 147,044 $ 35.99 228,081 $ 32.43 Granted 972,222 $ 13.12 477,008 $ 14.57 Vested ( 26,376 ) $ 31.92 ( 54,010 ) (1) $ 31.98 Forfeited/cancelled ( 6 ) $ 36.90 ( 727 ) $ 37.16 Balance — September 30, 2024 1,092,884 $ 15.74 650,352 $ 19.36 ___________ (1) Amount includes 4,959 shares of common stock that were withheld to satisfy employee tax withholding requirements associated with the vesting of RSUs during the nine months ended September 30, 2024. For the three months ended September 30, 2024 and 2023, we recognized stock compensation expense related to awards granted pursuant to the AHR Incentive Plan of $ 2,630,000 and $ 1,558,000 , respectively. For the nine months ended September 30, 2024 and 2023, we recognized stock compensation expense related to awards granted pursuant to the AHR Incentive Plan of $ 7,309,000 and $ 4,173,000 , respectively. Such expense was based on the grant date fair value for time-based awards and for performance-based awards that are probable of vesting, which fair value calculation used the most recently published estimated per share net asset value for awards granted prior to the February 2024 Offering, and the closing market price of our listed Common Stock commencing with awards granted effective as of the February 2024 Offering date. Stock compensation expense is included in general and administrative expenses in our accompanying condensed consolidated statements of operations and comprehensive loss. 14. Fair Value Measurements Assets and Liabilities Reported at Fair Value The table below presents our assets and liabilities measured at fair value on a recurring basis as of September 30, 2024, aggregated by the level in the fair value hierarchy within which those measurements fall (in thousands): Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1) Significant Other Observable Inputs (Level 2) Significant Unobservable Inputs (Level 3) Total Liabilities: Derivative financial instruments $ — $ ( 3,088 ) $ — $ ( 3,088 ) Total liabilities at fair value $ — $ ( 3,088 ) $ — $ ( 3,088 ) 31 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) The table below presents our assets and liabilities measured at fair value on a recurring basis as of December 31, 2023, aggregated by the level in the fair value hierarchy within which those measurements fall (in thousands): Quoted Prices in Active Markets for Identical Assets and Liabilities (Level 1) Significant Other Observable Inputs (Level 2) Significant Unobservable Inputs (Level 3) Total Assets: Derivative financial instrument $ — $ 1,463 $ — $ 1,463 Total assets at fair value $ — $ 1,463 $ — $ 1,463 Liabilities: Derivative financial instruments $ — $ ( 2,389 ) $ — $ ( 2,389 ) Total liabilities at fair value $ — $ ( 2,389 ) $ — $ ( 2,389 ) There were no transfers into and out of fair value measurement levels during the nine months ended September 30, 2024 and 2023. Derivative Financial Instruments We entered into interest rate swaps to manage interest rate risk associated with variable-rate debt. The valuation of these instruments was determined using widely accepted valuation techniques including a discounted cash flow analysis on the expected cash flows of each derivative. Such valuation reflected the contractual terms of the derivatives, including the period to maturity, and used observable market-based inputs, including interest rate curves, as well as option volatility. The fair values of our interest rate swaps were determined by netting the discounted future fixed cash payments and the discounted expected variable cash receipts. The variable cash receipts were based on an expectation of future interest rates derived from observable market interest rate curves. We incorporated credit valuation adjustments to appropriately reflect both our own nonperformance risk and the respective counterparty’s nonperformance risk in the fair value measurements. In adjusting the fair value of our derivative contracts for the effect of nonperformance risk, we considered the impact of netting and any applicable credit enhancements, such as collateral postings, thresholds, mutual puts and guarantees. Although we determined that the majority of the inputs used to value our derivative financial instruments fell within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with this instrument utilized Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by us and our counterparty. However, as of September 30, 2024, we assessed the significance of the impact of the credit valuation adjustments on the overall valuation of our derivative positions and determined that the credit valuation adjustments were not significant to the overall valuation of our derivatives. As a result, we determined that our derivative valuations in their entirety were classified in Level 2 of the fair value hierarchy. Financial Instruments Disclosed at Fair Value Our accompanying condensed consolidated balance sheets include the following financial instruments: debt security investment, cash and cash equivalents, restricted cash, accounts and other receivables, accounts payable and accrued liabilities, mortgage loans payable and borrowings under our lines of credit and term loan. We consider the carrying values of cash and cash equivalents, restricted cash, accounts and other receivables and accounts payable and accrued liabilities to approximate the fair value for these financial instruments based upon an evaluation of the underlying characteristics and market data, in light of the short period of time between origination of the instruments and their expected realization. The fair values of the other financial instruments are classified in Level 2 of the fair value hierarchy. 32 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) The fair value of our debt security investment is estimated using a discounted cash flow analysis using interest rates available to us for investments with similar terms and maturities. The fair values of our mortgage loans payable and our lines of credit and term loan are estimated using discounted cash flow analyses using borrowing rates available to us for debt instruments with similar terms and maturities. We have determined that the valuations of our debt security investment, mortgage loans payable and lines of credit and term loan are classified in Level 2 within the fair value hierarchy. The carrying amounts and estimated fair values of such financial instruments as of September 30, 2024 and December 31, 2023 were as follows (in thousands): September 30, 2024 December 31, 2023 Carrying Amount(1) Fair Value Carrying Amount(1) Fair Value Financial Assets: Debt security investment $ 90,144 $ 93,246 $ 86,935 $ 93,304 Financial Liabilities: Mortgage loans payable $ 1,282,853 $ 1,166,413 $ 1,302,396 $ 1,185,260 Lines of credit and term loan $ 591,490 $ 596,903 $ 1,220,137 $ 1,225,890 ___________ (1) Carrying amount is net of any discount/premium and unamortized deferred financing costs. 15. Income Taxes As a REIT, we generally will not be subject to U.S. federal income tax on taxable income that we distribute to our stockholders. We have elected to treat certain of our consolidated subsidiaries as taxable REIT subsidiaries, or TRS, pursuant to the Code. TRS may participate in services that would otherwise be considered impermissible for REITs and are subject to federal and state income tax at regular corporate tax rates. Current Income Tax Federal and state income taxes are generally a function of the level of income recognized by our TRS. Foreign income taxes are generally a function of our income on our real estate located in the United Kingdom, or UK, and Isle of Man. Deferred Taxes Deferred income tax is generally a function of the period’s temporary differences (primarily basis differences between tax and financial reporting for real estate assets and equity investments) and generation of tax net operating loss that may be realized in future periods depending on sufficient taxable income. We recognize the effects of an uncertain tax position on the financial statements, when it is more likely than not, based on the technical merits of the tax position, that such a position will be sustained upon examination by the relevant tax authorities. If the tax benefit meets the “more likely than not” threshold, the measurement of the tax benefit will be based on our estimate of the ultimate tax benefit to be sustained if audited by the taxing authority. As of both September 30, 2024 and December 31, 2023, we did not have any tax benefits or liabilities for uncertain tax positions that we believe should be recognized in our accompanying condensed consolidated financial statements. We assess the available positive and negative evidence to estimate if sufficient future taxable income will be generated to use the existing deferred tax assets. A valuation allowance is established if we believe it is more likely than not that all or a portion of the deferred tax assets are not realizable. As of both September 30, 2024 and December 31, 2023, our valuation allowance fully reserves the net deferred tax assets due to historical losses and inherent uncertainty of future income. We will continue to monitor industry and economic conditions and our ability to generate taxable income based on our business plan and available tax planning strategies, which would allow us to utilize the tax benefits of the net deferred tax assets and thereby allow us to reverse all, or a portion of, our valuation allowance in the future. 33 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) 16. Leases Lessor We have operating leases with tenants that expire at various dates through 2050. For the three months ended September 30, 2024 and 2023, we recognized $ 45,168,000 and $ 45,582,000 , respectively, of revenues related to operating lease payments, of which $ 8,975,000 and $ 9,800,000 , respectively, was for variable lease payments. For the nine months ended September 30, 2024 and 2023, we recognized $ 136,382,000 and $ 137,101,000 , respectively, of revenues related to operating lease payments, of which $ 27,776,000 and $ 29,551,000 , respectively, was for variable lease payments. As of September 30, 2024, the following table sets forth the undiscounted cash flows for future minimum base rents due under operating leases for the remaining three months ending December 31, 2024 and for each of the next four years ending December 31 and thereafter for properties that we wholly own (in thousands): Year Amount 2024 $ 34,932 2025 134,056 2026 125,609 2027 119,660 2028 107,856 Thereafter 508,821 Total $ 1,030,934 Lessee We lease certain land, buildings, furniture, fixtures, campus and office equipment and automobiles. We have lease agreements with lease and non-lease components, which are generally accounted for separately. Most leases include one or more options to renew, with renewal terms that generally can extend at various dates through 2107, excluding extension options. The exercise of lease renewal options is at our sole discretion. Certain leases also include options to purchase the leased property. The depreciable life of assets and leasehold improvements are limited by the expected lease term, unless there is a transfer of title or purchase option reasonably certain of exercise. Certain of our lease agreements include rental payments that are adjusted periodically based on the United States Bureau of Labor Statistics’ Consumer Price Index and may also include other variable lease costs (i.e., common area maintenance, property taxes and insurance). Our lease agreements do not contain any material residual value guarantees or material restrictive covenants. 34 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) The components of lease costs were as follows (in thousands): Three Months Ended September 30, Lease Cost Classification 2024 2023 Operating lease cost(1) Property operating expenses, rental expenses or general and administrative expenses $ 9,060 $ 11,049 Finance lease cost: Amortization of leased assets Depreciation and amortization 556 334 Interest on lease liabilities Interest expense 156 82 Sublease income Resident fees and services revenue or other income ( 144 ) ( 97 ) Total lease cost $ 9,628 $ 11,368 Nine Months Ended September 30, Lease Cost Classification 2024 2023 Operating lease cost(1) Property operating expenses, rental expenses or general and administrative expenses $ 29,212 $ 34,445 Finance lease cost: Amortization of leased assets Depreciation and amortization 1,672 934 Interest on lease liabilities Interest expense 464 239 Sublease income Resident fees and services revenue or other income ( 436 ) ( 425 ) Total lease cost $ 30,912 $ 35,193 ___________ (1) Includes short-term leases and variable lease costs, which are immaterial. Additional information related to our leases for the periods presented below was as follows (dollars in thousands): Lease Term and Discount Rate September 30, 2024 December 31, 2023 Weighted average remaining lease term (in years): Operating leases 12.1 12.2 Finance leases 1.2 1.5 Weighted average discount rate: Operating leases 5.85 % 5.76 % Finance leases 8.22 % 7.78 % Nine Months Ended September 30, Supplemental Disclosure of Cash Flows Information 2024 2023 Operating cash outflows related to finance leases $ 467 $ 239 Financing cash outflows related to finance leases $ 63 $ 50 Right-of-use assets obtained in exchange for operating lease liabilities $ 4,322 $ 6,153 35 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) Operating Leases As of September 30, 2024, the following table sets forth the undiscounted cash flows of our scheduled obligations for future minimum payments for the remaining three months ending December 31, 2024 and for each of the next four years ending December 31 and thereafter, as well as the reconciliation of those cash flows to operating lease liabilities on our accompanying condensed consolidated balance sheet (in thousands): Year Amount 2024 $ 8,055 2025 31,314 2026 31,000 2027 31,972 2028 31,923 Thereafter 136,396 Total undiscounted operating lease payments 270,660 Less: interest 96,447 Present value of operating lease liabilities $ 174,213 Finance Leases As of September 30, 2024, the following table sets forth the undiscounted cash flows of our scheduled obligations for future minimum payments for the remaining three months ending December 31, 2024 and for each of the next four years ending December 31 and thereafter, as well as a reconciliation of those cash flows to finance lease liabilities (in thousands): Year Amount 2024 $ 8 2025 31 2026 — 2027 — 2028 — Thereafter — Total undiscounted finance lease payments 39 Less: interest 2 Present value of finance lease liabilities $ 37 17. Segment Reporting We evaluate our business and make resource allocations based on four reportable business segments: integrated senior health campuses, OM (which was formerly known as medical office buildings, or MOBs), SHOP and triple-net leased properties. Prior to the quarter ended December 31, 2023, we evaluated our business and made resource allocations based on six reportable business segments. All segment information included in this Quarterly Report on Form 10-Q has been recast for all periods presented to reflect four reportable business segments and the change in segment name from MOBs to OM. The segment name change from MOBs to OM did not result in any changes to the composition of such segment or information reviewed by management, and therefore, had no impact on the historical results of operations. Our OM buildings are typically leased to multiple tenants under separate leases, thus requiring active management and responsibility for many of the associated operating expenses (much of which are, or can effectively be, passed through to the tenants). Our integrated senior health campuses each provide a range of independent living, assisted living, memory care, skilled nursing services and certain ancillary businesses that are owned and operated utilizing a RIDEA structure. Our triple-net leased properties segment includes senior housing, skilled nursing facilities and hospital investments, which are single-tenant properties for which we lease the properties to unaffiliated tenants under triple-net and generally master leases that transfer the obligation for all property operating costs (including maintenance, repairs, taxes, insurance and capital expenditures) to the tenant. In addition, our triple-net leased properties segment includes our debt security investment. Our SHOP segment includes 36 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) senior housing, which may provide assisted living care, independent living, memory care or skilled nursing services, that are owned and operated utilizing a RIDEA structure. While we believe that net income or loss, as defined by GAAP, is the most appropriate earnings measurement, our chief operating decision maker evaluates performance of our combined properties in each reportable business segment and determines how to allocate resources to those segments, primarily based on net operating income, or NOI, for each segment. We define segment NOI as total revenues and grant income, less property operating expenses and rental expenses, which excludes depreciation and amortization, general and administrative expenses, business acquisition expenses, interest expense, gain or loss in fair value of derivative financial instruments, gain or loss on dispositions of real estate investments, impairment of real estate investments, impairment of intangible assets and goodwill, income or loss from unconsolidated entities, gain on re-measurement of previously held equity interests, foreign currency gain or loss, other income or expense and income tax benefit or expense for each segment. We believe that segment NOI serves as an appropriate supplemental performance measure to net income (loss) because it allows investors and our management to measure unlevered property-level operating results and to compare our operating results to the operating results of other real estate companies and between periods on a consistent basis. Interest expense, depreciation and amortization and other expenses not attributable to individual properties are not allocated to individual segments for purposes of assessing segment performance. Non-segment assets primarily consist of corporate assets, including cash and cash equivalents, other receivables, deferred financing costs and other assets not attributable to individual properties. Summary information for the reportable segments during the three and nine months ended September 30, 2024 and 2023 was as follows (in thousands): Integrated Senior Health Campuses SHOP OM Triple-Net Leased Properties Three Months Ended September 30, 2024 Revenues: Resident fees and services $ 409,626 $ 67,208 $ — $ — $ 476,834 Real estate revenue — — 33,715 13,265 46,980 Total revenues 409,626 67,208 33,715 13,265 523,814 Expenses: Property operating expenses 361,227 55,901 — — 417,128 Rental expenses — — 12,649 501 13,150 Segment net operating income $ 48,399 $ 11,307 $ 21,066 $ 12,764 $ 93,536 Expenses: General and administrative $ 11,921 Business acquisition expenses 3,537 Depreciation and amortization 44,246 Other income (expense): Interest expense: Interest expense (including amortization of deferred financing costs, debt discount/premium, and loss on debt and derivative extinguishments) ( 30,395 ) Loss in fair value of derivative financial instruments ( 8,967 ) Loss on disposition of real estate investment ( 4 ) Loss from unconsolidated entities ( 2,123 ) Foreign currency gain 2,689 Other income, net 2,138 Total net other expense ( 36,662 ) Loss before income taxes ( 2,830 ) Income tax expense ( 263 ) Net loss $ ( 3,093 ) 37 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) Integrated Senior Health Campuses SHOP OM Triple-Net Leased Properties Three Months Ended September 30, 2023 Revenues and grant income: Resident fees and services $ 372,291 $ 43,915 $ — $ — $ 416,206 Real estate revenue — — 35,688 11,282 46,970 Grant income 1,064 — — — 1,064 Total revenues and grant income 373,355 43,915 35,688 11,282 464,240 Expenses: Property operating expenses 335,563 39,040 — — 374,603 Rental expenses — — 13,690 884 14,574 Segment net operating income $ 37,792 $ 4,875 $ 21,998 $ 10,398 $ 75,063 Expenses: General and administrative $ 11,342 Business acquisition expenses 1,024 Depreciation and amortization 49,273 Other income (expense): Interest expense: Interest expense (including amortization of deferred financing costs, debt discount/premium and loss on debt extinguishment) ( 42,005 ) Gain in fair value of derivative financial instruments 3,402 Gain on dispositions of real estate investments, net 31,981 Impairment of real estate investments ( 12,510 ) Loss from unconsolidated entities ( 505 ) Foreign currency loss ( 1,704 ) Other income 1,755 Total net other expense ( 19,586 ) Loss before income taxes ( 6,162 ) Income tax expense ( 284 ) Net loss $ ( 6,446 ) 38 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) Integrated Senior Health Campuses SHOP OM Triple-Net Leased Properties Nine Months Ended September 30, 2024 Revenues: Resident fees and services $ 1,196,522 $ 190,443 $ — $ — $ 1,386,965 Real estate revenue — — 101,464 39,499 140,963 Total revenues 1,196,522 190,443 101,464 39,499 1,527,928 Expenses: Property operating expenses 1,060,835 162,486 — — 1,223,321 Rental expenses — — 38,409 1,791 40,200 Segment net operating income $ 135,687 $ 27,957 $ 63,055 $ 37,708 $ 264,407 Expenses: General and administrative $ 35,495 Business acquisition expenses 6,334 Depreciation and amortization 132,277 Other income (expense): Interest expense: Interest expense (including amortization of deferred financing costs, debt discount/premium and loss on debt and derivative extinguishments) ( 97,429 ) Loss in fair value of derivative financial instruments ( 2,162 ) Gain on dispositions of real estate investments, net 2,257 Loss from unconsolidated entities ( 4,363 ) Foreign currency gain 2,345 Other income, net 7,107 Total net other expense ( 92,245 ) Loss before income taxes ( 1,944 ) Income tax expense ( 1,227 ) Net loss $ ( 3,171 ) 39 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) Integrated Senior Health Campuses SHOP OM Triple-Net Leased Properties Nine Months Ended September 30, 2023 Revenues and grant income: Resident fees and services $ 1,096,917 $ 138,541 $ — $ — $ 1,235,458 Real estate revenue — — 109,811 31,323 141,134 Grant income 7,445 — — — 7,445 Total revenues and grant income 1,104,362 138,541 109,811 31,323 1,384,037 Expenses: Property operating expenses 992,620 124,678 — — 1,117,298 Rental expenses — — 42,025 2,397 44,422 Segment net operating income $ 111,742 $ 13,863 $ 67,786 $ 28,926 $ 222,317 Expenses: General and administrative $ 36,169 Business acquisition expenses 2,244 Depreciation and amortization 138,644 Other income (expense): Interest expense: Interest expense (including amortization of deferred financing costs, debt discount/premium and loss on debt extinguishments) ( 122,006 ) Gain in fair value of derivative financial instruments 8,200 Gain on dispositions of real estate investments, net 29,777 Impairment of real estate investments ( 12,510 ) Loss from unconsolidated entities ( 924 ) Gain on re-measurement of previously held equity interest 726 Foreign currency gain 372 Other income 5,952 Total net other expense ( 90,413 ) Loss before income taxes ( 45,153 ) Income tax expense ( 775 ) Net loss $ ( 45,928 ) Total assets by reportable segment as of September 30, 2024 and December 31, 2023 were as follows (in thousands): September 30, 2024 December 31, 2023 Integrated senior health campuses $ 2,224,315 $ 2,197,762 OM 1,197,920 1,232,310 SHOP 745,858 630,373 Triple-net leased properties 497,291 502,836 Other 11,628 14,652 Total assets $ 4,677,012 $ 4,577,933 40 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) As of both September 30, 2024 and December 31, 2023, goodwill of $ 168,177,000 , $ 47,812,000 and $ 18,953,000 was allocated to our integrated senior health campuses, OM and triple-net leased properties segments, respectively. Our portfolio of properties and other investments are located in the United States, the UK and Isle of Man. Revenues and grant income and assets are attributed to the country in which the property is physically located. The following is a summary of geographic information for our operations for the periods presented (in thousands): Three Months Ended September 30, Nine Months Ended September 30, 2024 2023 2024 2023 Revenues and grant income: United States $ 522,218 $ 463,053 $ 1,522,902 $ 1,380,542 International 1,596 1,187 5,026 3,495 $ 523,814 $ 464,240 $ 1,527,928 $ 1,384,037 The following is a summary of real estate investments, net by geographic regions as of September 30, 2024 and December 31, 2023 (in thousands): September 30, 2024 December 31, 2023 Real estate investments, net: United States $ 3,491,132 $ 3,382,115 International 44,811 43,323 $ 3,535,943 $ 3,425,438 18. Concentration of Credit Risk Financial instruments that potentially subject us to a concentration of credit risk are primarily our debt security investment, cash and cash equivalents, restricted cash and accounts and other receivables. We are exposed to credit risk with respect to our debt security investment, but we believe collection of the outstanding amount is probable. Cash and cash equivalents are generally invested in investment-grade, short-term instruments with a maturity of three months or less when purchased. We have cash and cash equivalents in financial institutions that are insured by the Federal Deposit Insurance Corporation, or FDIC. As of September 30, 2024 and December 31, 2023, we had cash and cash equivalents in excess of FDIC insured limits. We believe this risk is not significant. Concentration of credit risk with respect to accounts receivable from tenants and residents is limited. We perform credit evaluations of prospective tenants and security deposits are obtained at the time of property acquisition and upon lease execution. Based on leases as of September 30, 2024, properties in three states in the United States accounted for 10.0 % or more of our total consolidated property portfolio’s annualized base rent or annualized NOI, which is based on contractual base rent from leases in effect for our non-RIDEA properties and annualized NOI for our SHOP and integrated senior health campuses as of September 30, 2024. Properties located in Indiana, Ohio and Kentucky accounted for 28.7 %, 12.5 % and 12.3 %, respectively, of our total consolidated property portfolio’s annualized base rent or annualized NOI. Accordingly, there is a geographic concentration of risk subject to fluctuations in each state’s economy. Based on leases in effect as of September 30, 2024, our integrated senior health campuses, OM, SHOP and triple-net leased properties segments accounted for 55.8 %, 23.4 %, 11.3 % and 9.5 %, respectively, of our total consolidated property portfolio’s annualized base rent or annualized NOI. As of September 30, 2024, no ne of our tenants at our properties accounted for 10.0 % or more of our total consolidated property portfolio’s annualized base rent or annualized NOI. 41 Table of Contents AMERICAN HEALTHCARE REIT, INC. NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (Unaudited) — (Continued) 19. Earnings Per Share Basic earnings (loss) per share for all periods presented are computed by dividing net income (loss) applicable to common stock by the weighted average number of shares of our common stock outstanding during the period. Diluted earnings (loss) per share are computed based on the weighted average number of shares of our common stock and all dilutive securities, if any. TBUs, nonvested shares of our RSAs and limited OP units are participating securities and give rise to potentially dilutive shares of our common stock. For the three and nine months ended September 30, 2024, 2,933,361 and 3,311,054 limited OP units, respectively, and for both the three and nine months ended September 30, 2023, 3,501,976 limited OP units, were excluded from the computation of diluted earnings (loss) per share because such units were anti-dilutive during these periods. For the three months ended September 30, 2024 and 2023, 1,092,886 and 186,868 nonvested RSAs, respectively, and for the nine months ended September 30, 2024 and 2023, 969,889 and 185,193 nonvested RSAs, respectively, were excluded from the computation of diluted earnings (loss) per share because such restricted stock awards were anti-dilutive during these periods. For the three months ended September 30, 2024 and 2023, 341,098 and 163,058 nonvested TBUs, respectively, and for the nine months ended September 30, 2024 and 2023, 286,314 and 113,987 nonvested TBUs, respectively, were excluded from the computation of diluted earnings (loss) per share because such restricted stock awards were anti-dilutive during these periods. For the three months ended September 30, 2024 and 2023, 309,254 and 70,751 nonvested PBUs, respectively, and for the nine months ended September 30, 2024 and 2023, 236,137 and 56,800 nonvested PBUs, respectively, were treated as contingently issuable shares pursuant to ASC Topic 718, Compensation — Stock Compensation. Such contingently issuable shares were excluded from the computation of diluted earnings (loss) per share because they were antidilutive during the period. 42 Table of Contents