We started reading the papers for the bankruptcy filing of SQLC Senior Living Center at Corpus Christi Inc. (d/b/a Mirador) and started scratching our heads. “Have we read this before?” we wondered. The answer is, effectively, ‘yes.’ On January 30th, Mayflower Communities Inc. d/b/a The Barrington of Carmel filed for bankruptcy. As with Mirador, here, SQLC is the sole member of and administrator and operator of The Barrington of Carmel, too. And therein lies the familiarity: the first several pages of Mirador’s First Day Declaration filed in support of the bankruptcy have the exact same description of the continuing care retirement community business as that filed in The Barrington of Carmel case. Which makes sense: there’s the same CRO and financial advisor in both cases. And, so, we have to complement the efficiency: why reinvent the wheel?
Whereas Barrington was a 271-unit CCRC, Mirador — a Texas nonprofit — owns and operates a 228-unit CCRC, comprised of 125 independent living residences, 44 assisted living residences, 18 memory care residences, and 4 skilled nursing residences. Mirador makes all of its revenue from operation of the CCRC. Mirador is a smaller CCRC than Barrington and, similarly, its assets and liabilities are fewer. As of the petition date, the company reported approximately $53mm in assets and $118mm in liabilities, the bulk of which is comprised of $74.5mm of long-term municipal bond obligations (UMB Bank NA) and $13.9mm of subordinated notes.
So what factored into the company’s bankruptcy filing? It blames, among other things, (i) the inability to sustain pricing and the level of entrance fees needed to support its debt, (ii) the Great Recession’s effect on housing prices which had the trickle-down effect of impairing the ability of potential residents to sell their houses and pay the necessary entrance fee (which, in turn, led to below-model occupancy levels and depressed cash flow), and (iii) the competitive senior housing market in Corpus Christi.
To combat these trends, the company lowered its entrance fees to fill occupancy. While that worked, it “also produced the negative effect on the long-term financial ability of the Debtor to pay Resident Refunds as they became due.” See, this complicated things. Per the Debtors:
“The Debtor’s initial Life Care Residents often executed 90% refundable contracts, which resulted in higher Resident Refund obligation. In an effort to maintain occupancy levels, newer Life Care Residents often paid a lower cost Entrance Fee. Thus, as earlier Residents moved out of the Facility and became eligible for Resident Refunds, the Entrance Fees received from New Residents were not sufficient to cover the Debtor’s Resident Refund obligations. This pattern continued such that as of late 2017, the Debtor owed and was unable to pay Resident Refunds of approximately $2 million.”
This appears to be the nonprofit version of a Ponzi scheme, but we digress. In addition to the above, the company also stream-lined costs and curtailed company-wide expenses and administrative overhead. Ultimately, the company hired a slate of bankruptcy professionals and began a marketing process for the assets — a process that, in the end, culminated in the stalking horse offer by Aldergate Trust and Methodist Retirement Community for $20,350,000 in cash plus the assumption of certain liabilities. The agreement also includes the assumption of all Residence Agreements of former residents, preserving those residents’ rights to refunds. With this sale (and the proceeds therefrom) as its centerpiece, the company also filed a plan and disclosure statement on day one.
One last point here: considering that we now have two CCRC bankruptcies in the last two weeks and both are operated by SQLC, we’d be remiss if we didn’t highlight that SQLC also operates four other CCRCs: (a) Northwest Senior Housing Corporation d/b/a Edgemere; (b) Buckingham Senior Living Community, Inc. d/b/a The Buckingham; (c) Barton Creek Senior Living Center, Inc. d/b/a Querencia at Barton Creek; and (d) Tarrant County Senior Living Center, Inc. d/b/a The Stayton at Museum Way. With 33% of its CCRCs currently in BK, it seems that — for the restructuring professionals among you — these other SQLC facilities may be worth a quick look/inquiry.
Jurisdiction: S.D. of Texas
Capital Structure: see above.
Legal: Thompson & Knight LLP (Demetra Liggins, Cassandra Sepanik Shoemaker)
Financial Advisor: Larx Advisors (Keith Allen)
CRO: Ankura Consulting (Louis Robichaux IV)
Claims Agent: Epiq Bankruptcy Solutions LLC (*click on company name above for free docket access)
Other Parties in Interest:
Indenture Trustee: UMB Bank NA
Legal: McDermott Will & Emery (Nathan Coco)
Stalking Horse Purchaser: Aldergate Trust and Methodist Retirement Community