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Capital Senior Living Corp.$4.53($.05)(1.09%)

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 Capital Senior Living Corporation Reports 2019 Second Quarter Results
   Thursday, August 08, 2019 5:00:00 AM ET

DALLAS, Aug. 08, 2019 (GLOBE NEWSWIRE) -- Capital Senior Living Corporation (the “Company”) (NYSE: CSU), one of the nation’s largest operators of senior housing communities, announced today operating and financial results for the second quarter ended June 30, 2019.

“In the second quarter, we continued to focus on initiatives to stabilize and invest in our operations to build a platform for sustainable, profitable growth.  We have assembled a strong, experienced team to lead operations, we have improved our business processes and we are experiencing positive momentum in several metrics, including higher average rents, well-managed operating costs and higher employee retention,” said Kimberly S. Lody, President and Chief Executive Officer.  “Although conditions remain difficult and the impact of our actions will take time to result in improved financial performance, we are confident our strategy will establish a solid foundation for long-term value creation.”



Operating and Financial Summary (all amounts in this operating and financial summary exclude two communities undergoing lease-up or significant renovation and conversion, unless otherwise noted; also, see Non-GAAP Financial Measures below and reconciliation of Non-GAAP measures to the most directly comparable GAAP measure on the final page of this release):

  • Revenue in the second quarter of 2019, including all communities, was $113.1 million, a $1.5 million, or 1.3%, decrease, from the second quarter of 2018.  
     
    • Revenue for same communities, which excludes two communities undergoing lease-up or significant renovation and conversion and the Company’s two communities impacted by Hurricane Harvey, was $110.5 million in the second quarter of 2019, a decrease of 1.7%, versus the second quarter of 2018.
       
    • Occupancy for all communities was 82.4% for the second quarter of 2019, a decline of 70 basis points from the first quarter of 2019, and a decrease of 280 basis points from the second quarter of 2018 due in part to the re-opening of our two communities impacted by Hurricane Harvey in the third quarter of 2018.  Occupancy for same communities was 83.6% in the second quarter of 2019, a decrease of 80 basis points from the first quarter of 2019, and a decrease of 190 basis points, when compared with the second quarter of 2018.
       
    • Average monthly rent for all communities was $3,629 in the second quarter of 2019, an increase of $11, or 0.3%, from the second quarter of 2018. Average monthly rent for same communities was $3,632 in the second quarter of 2019, an increase of $15 per occupied unit, or 0.4%, from the second quarter of 2018.  Average monthly rent increased 0.4% for all communities and 0.5% for same communities in the second quarter of 2019 when compared with the first quarter of 2019.
       
  • Income from operations, including all communities, was $0.2 million in the second quarter of 2019, versus $3.6 million in the second quarter of 2018. 
     
  • The Company’s Net Loss for the second quarter of 2019, including all communities, was $12.5 million.
     
    • Excluding items noted and reconciled on the final page of this release, the Company’s adjusted net loss was $8.3 million in the second quarter of 2019.
       
    • Adjusted EBITDAR was $34.0 million in the second quarter of 2019 compared with $38.4 million in the comparable period last year. Adjusted EBITDAR is a financial valuation measure, rather than a financial performance measure, used by management and others to evaluate the value of companies in the senior living industry.

    • Adjusted Cash from Facility Operations (“CFFO”) was $5.2 million in the second quarter of 2019, compared with $10.6 million in the second quarter of 2018.                        

Recent Investment Activity

As previously reported, the Company closed on the sale of its community in Kokomo, Indiana, on May 1, 2019, at a price of $5.0 million.  The transaction resulted in approximately $1.4 million in net cash proceeds.  The community had a negative CFFO contribution of approximately $0.2 million in 2018. 

Carey P. Hendrickson, the Company’s Chief Financial Officer, said: “Consistent with our normal business practices, the Company is engaged in various activities, including the marketing of a limited number of additional owned communities for potential divestiture and the refinancing of existing owned communities. Against a challenging operating environment, we are taking these proactive steps to strengthen our financial foundation, optimize our asset portfolio, and ultimately, enhance shareholder value.”

Financial Results - Second Quarter

For the second quarter of 2019, the Company reported revenue of $113.1 million, compared with revenue of $114.6 million in the second quarter of 2018. Revenue for consolidated communities excluding the two communities undergoing significant renovation and conversion, was $111.9 million, a decrease of 1.2%, in the second quarter of 2019 when compared with the second quarter of 2018.

Operating expenses for the second quarter of 2019 were $74.4 million, an increase of $1.5 million, or 2.0%, from the second quarter of 2018.  Operating expenses in the second quarter of 2019 included a $1.2 million business interruption insurance credit related to the Company’s two Houston communities impacted by Hurricane Harvey to offset the lost revenues and continuing expenses, and to restore the communities’ net income for the second quarter of 2019 based on an approximate average of the communities’ net income in the seven months of 2017 prior to the hurricane.  The business interruption credit was $1.6 million in the comparable period a year ago.

General and administrative expenses for the second quarter of 2019 were $6.6 million versus $5.7 million in the second quarter of 2018. Excluding transaction and conversion costs in both periods (including approximately $0.5 million related to separation and placement costs associated with the Company’s former CEO and COO), general and administrative expenses increased $1.3 million in the second quarter of 2019 versus the second quarter of 2018.  As a percentage of revenues under management, general and administrative expenses, excluding transaction and conversion costs, were 5.1% in the second quarter of 2019.

Income from operations for the second quarter of 2019 was $0.2 million.  This compares with $3.6 million in the second quarter of 2018.

The Company’s Non-GAAP financial measures exclude two communities that are undergoing significant renovation and conversion (see “Non-GAAP Financial Measures” below).

Adjusted EBITDAR for the second quarter of 2019 was $34.0 million, compared with $38.4 million in the second quarter of 2018. Adjusted CFFO was $5.2 million in the second quarter of 2019 compared to $10.6 million in the second quarter of 2018.  CFFO for the second quarter of 2019 includes a negative net impact of $0.5 million related to the Company’s adoption of the new lease accounting standard (“ASC 842”) effective January 1, 2019.  There was no impact on Adjusted EBITDAR related to the adoption of the new lease standard.

Operating Activities

Same community results exclude two previously noted communities undergoing lease-up or significant renovation and conversion, the two Houston communities impacted by Hurricane Harvey, and the Kokomo community sold on May 1, 2019. Same-community results also exclude certain conversion costs.

Same-community revenue in the second quarter of 2019 decreased 1.7% versus the second quarter of 2018.

Same-community operating expenses increased 1.9% in the second quarter of 2019 versus the second quarter of 2018, excluding conversion costs in all periods. On the same basis, labor costs, including benefits, increased 0.4% in the second quarter, food costs increased 0.7% and utilities decreased 3.2%, respectively.  Same-community net operating income decreased 7.7% in the second quarter of 2019 when compared with the same period a year ago.

Capital expenditures were $4.5 million for the second quarter of 2019.

Balance Sheet

The Company ended the second quarter with $34.8 million of cash and cash equivalents, including restricted cash. As of June 30, 2019, the Company financed its owned communities with mortgages totaling $971.0 million, at interest rates averaging 4.9%. The majority of the Company’s debt is at fixed interest rates excluding a $65 million bridge loan that matures in 2020, an $11 million bridge loan that matures in 2021, and approximately $50 million of long-term variable rate debt under the Company’s Master Credit Facility. The earliest maturity date for the Company’s fixed-rate debt is in 2022.

The Company’s cash on hand and cash flow from operations are expected to be sufficient for working capital and to fund the Company’s capital expenditures.

Q2 2019 Conference Call Information

The Company will host a conference call with senior management to discuss the Company’s 2019 second quarter financial results on Thursday, August 8, 2019, at 10:00 a.m. Eastern Time. To participate, dial 323-794-2597, and use confirmation code 4040867. A link to a simultaneous webcast of the teleconference will be available at www.capitalsenior.com .

For the convenience of the Company’s shareholders and the public, the conference call will be recorded and available for replay starting August 8, 2019 at 12:00 p.m. Eastern Time, until August 16, 2019 at 12:00 p.m. Eastern Time.  To access the conference call replay, call 719-457-0820, and use confirmation code 4040867.  The conference call will also be made available for playback via the Company’s corporate website at https://www.capitalsenior.com/investor-relations/conference-calls/

Non-GAAP Financial Measures of Operating Performance

Adjusted EBITDAR is a financial valuation measure and Adjusted Net Income/(Loss) and Adjusted CFFO are financial performance measures that are not calculated in accordance with U.S. generally accepted accounting principles (“GAAP”). Non-GAAP financial measures may have material limitations in that they do not reflect all of the costs associated with our results of operations as determined in accordance with GAAP. As a result, these non-GAAP financial measures should not be considered a substitute for, nor superior to, financial results and measures determined or calculated in accordance with GAAP.

Adjusted EBITDAR is a valuation measure commonly used by Company management, research analysts and investors to value companies in the senior living industry. Since Adjusted EBITDAR excludes interest expense and rent expense, it allows Company management, research analysts and investors to compare the enterprise values of different companies without regard to differences in capital structures and leasing arrangements.

The Company believes that Adjusted Net Income/(Loss) and Adjusted CFFO are useful as performance measures in identifying trends in day-to-day operations because they exclude the costs associated with acquisitions and conversions and other items that do not ordinarily reflect the ongoing operating results of our primary business.  Adjusted Net Income/(Loss) and Adjusted CFFO provide indicators to management of progress in achieving both consolidated and individual business unit operating performance and are used by research analysts and investors to evaluate the performance of companies in the senior living industry.

The Company strongly urges you to review the reconciliation of net loss to Adjusted EBITDAR and the reconciliation of net income/(loss) to Adjusted Net Income/(Loss) and Adjusted CFFO, along with the Company’s consolidated balance sheets, statements of operations, and statements of cash flows. This is included on the last page of this press release.

About the Company

Dallas-based Capital Senior Living Corporation is one of the nation’s largest operators of independent living, assisted living and memory care communities for senior adults. The Company’s 128 communities are home to nearly 12,000 residents across 23 states and provide compassionate, resident-centric service and care as well as engaging programming.  Capital Senior Living offers seniors the freedom and opportunity to successfully, comfortably and happily age in place.  For more information, visit www.capitalsenior.com or connect with the Company on Facebook .

Safe Harbor

The forward-looking statements in this release are subject to certain risks and uncertainties that could cause the Company’s actual results and financial condition to differ materially, including, but not limited to, the Company’s ability to generate sufficient cash flow to satisfy its debt and lease obligations and to fund the Company’s capital improvement projects to expand, redevelop, and/or reposition its senior living communities; the Company’s ability to obtain additional capital on terms acceptable to it; the Company’s ability to extend or refinance its existing debt as such debt matures; the Company’s compliance with its debt and lease agreements; the Company’s ability to complete acquisitions and dispositions upon favorable terms or at all; the risk of oversupply and increased competition in the markets which the Company operates; the risk of increased competition for skilled workers due to wage pressure and changes in regulatory requirements; the departure of the Company’s key officers and personnel; the cost and difficulty of complying with applicable licensure, legislative oversight, or regulatory changes; the risks associated with a decline in economic conditions generally; the adequacy and continued availability of the Company’s insurance policies and the Company’s ability to recover any losses it sustains under such policies; changes in accounting principles and interpretations; and the other risks and factors identified from time to time in the Company’s reports filed with the Securities and Exchange Commission.

For information about Capital Senior Living, visit www.capitalsenior.com .

Investor Contact Carey P. Hendrickson, Chief Financial Officer, at 972-770-5600 or chendrickson@capitalsenior.com .

Press Contact Susan J. Turkell at 303-766-4343 or sturkell@capitalsenior.com .

CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED BALANCE SHEETS
(unaudited, in thousands, except per share data)

  June 30,
2019 
 December 31,
2018 
ASSETS        
Current assets:        
Cash and cash equivalents $21,698  $31,309 
Restricted cash  13,053   13,011 
Accounts receivable, net  10,710   10,581 
Federal and state income taxes receivable  152   152 
Property tax and insurance deposits  10,940   13,173 
Prepaid expenses and other  6,404   5,232 
Total current assets  62,957   73,458 
Property and equipment, net  1,012,229   1,059,049 
Operating lease right-of-use assets, net  241,231    
Deferred taxes, net  152   152 
Other assets, net  11,467   16,485 
Total assets $1,328,036  $1,149,144 
LIABILITIES AND SHAREHOLDERS EQUITY        
Current liabilities:        
Accounts payable $2,012  $9,095 
Accrued expenses  43,087   41,880 
Current portion of notes payable, net of deferred loan costs  17,973   14,342 
Current portion of deferred income  5,418   14,892 
Current portion of financing obligations  1,695   3,113 
Current portion of operating lease liabilities  45,991    
Federal and state income taxes payable  179   406 
Customer deposits  1,287   1,302 
Total current liabilities  117,642   85,030 
Deferred income     8,151 
Financing obligations, net of current portion  10,571   45,647 
Operating lease liabilities, net of current portion  226,909    
Other long-term liabilities     15,643 
Notes payable, net of deferred loan costs and current portion  949,871   959,408 
Commitments and contingencies        
Shareholders’ equity:        
Preferred stock, $.01 par value:        
Authorized shares – 15,000; no shares issued or outstanding      
Common stock, $.01 par value:        
Authorized shares – 65,000; issued and outstanding
shares – 31,469 and 31,273 in 2019 and 2018, respectively
  320   318 
Additional paid-in capital  188,537   187,879 
Retained deficit  (162,384)  (149,502)
Treasury stock, at cost – 494 shares in 2019 and 2018  (3,430)  (3,430)
Total shareholders’ equity  23,043   35,265 
Total liabilities and shareholders’ equity $1,328,036  $1,149,144 


CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE LOSS
(unaudited, in thousands, except per share data)

  Three Months Ended
June 30, 
 Six Months Ended
June 30, 
  2019  2018  2019  2018 
Revenues:                
Resident revenue $113,126  $114,627  $227,302  $229,270 
Expenses:                
Operating expenses (exclusive of facility lease expense and depreciation and amortization expense shown below)  74,430   72,968   149,835   144,668 
General and administrative expenses  6,642   5,712   14,212   11,734 
Facility lease expense  14,238   14,224   28,473   28,438 
Stock-based compensation expense  1,638   2,559   660   4,508 
Depreciation and amortization expense  15,975   15,521   31,949   30,893 
Total expenses  112,923   110,984   225,129   220,241 
Income from operations  203   3,643   2,173   9,029 
Other income (expense):                
Interest income  57   38   114   75 
Interest expense  (12,602)  (12,615)  (25,166)  (25,066)
Write-off of deferred loan costs and prepayment premiums  (97)     (97)   
Write-down of assets held for sale        (2,340)   
Gain on disposition of assets, net  38      38   3 
Other (expense) income  (16)  1   7   2 
Loss before provision for income taxes  (12,417)  (8,933)  (25,271)  (15,957)
Provision for income taxes  (117)  (127)  (247)  (259)
Net loss $(12,534) $(9,060) $(25,518) $(16,216)
Per share data:                
Basic net loss per share $(0.41) $(0.30) $(0.85) $(0.55)
Diluted net loss per share $(0.41) $(0.30) $(0.85) $(0.55)
Weighted average shares outstanding — basic  30,279   29,831   30,191   29,730 
Weighted average shares outstanding — diluted  30,279   29,831   30,191   29,730 
Comprehensive loss $(12,534) $(9,060) $(25,518) $(16,216)


CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED STATEMENTS OF CASH FLOWS
(unaudited, in thousands)

  Six Months Ended June 30, 
  2019  2018 
Operating Activities        
Net loss $(25,518) $(16,216)
Adjustments to reconcile net loss to net cash provided by operating activities:        
Depreciation and amortization  31,949   30,893 
Amortization of deferred financing charges  857   859 
Amortization of deferred lease costs and lease intangibles     424 
Amortization of lease incentives     (856)
Deferred income  209   (344)
Operating lease expense adjustment  (2,457)   
Write-off of deferred loan costs and prepayment premiums  97    
Write-down of assets held for sale  2,340    
Gain on disposition of assets, net  (38)  (3)
Provision for bad debts  1,613   1,454 
Stock-based compensation expense  660   4,508 
Changes in operating assets and liabilities:        
Accounts receivable  (1,744)  (3,080)
Property tax and insurance deposits  2,233   3,332 
Prepaid expenses and other  (2,251)  (294)
Other assets  (745)  407 
Accounts payable  (7,083)  (1,267)
Accrued expenses  1,207   (2,404)
Other liabilities     (1,908)
Federal and state income taxes receivable/payable  (227)  (211)
Deferred resident revenue  (336)  (97)
Customer deposits  (15)  (89)
Net cash provided by operating activities  751   15,108 
Investing Activities        
Capital expenditures  (7,812)  (10,802)
Proceeds from disposition of assets  4,888   4 
Net cash used in investing activities  (2,924)  (10,798)
Financing Activities        
Proceeds from notes payable  5,268   1,740 
Repayments of notes payable  (11,905)  (11,167)
Cash payments for capital lease and financing obligations  (538)  (1,534)
Deferred financing charges paid  (221)  (46)
Net cash used in financing activities  (7,396)  (11,007)
Decrease in cash and cash equivalents  (9,569)  (6,697)
Cash and cash equivalents and restricted cash at beginning of period  44,320   31,024 
Cash and cash equivalents and restricted cash at end of period $34,751  $24,327 
Supplemental Disclosures        
Cash paid during the period for:        
Interest $23,509  $24,121 
Income taxes $505  $543 


Capital Senior Living Corporation
Supplemental Information
   Average  
 Communities Resident Capacity Average Units
 Q2 19 Q2 18 Q2 19 Q2 18 Q2 19 Q2 18
Portfolio Data                 
I. Community Ownership / Management                 
Consolidated communities                 
Owned82  83  10,629  10,767  8,189  7,971 
Leased46  46  5,756  5,756  4,412  4,420 
Total128  129  16,385  16,523  12,601  12,391 
                  
Independent living      6,879  6,879  4,871  4,898 
Assisted living      9,506  9,644  7,730  7,493 
Total      16,385  16,523  12,601  12,391 
            
II. Percentage of Operating Portfolio           
Consolidated communities           
Owned64.1% 64.3% 64.9% 65.2% 65.0% 64.3%
Leased35.9% 35.7% 35.1% 34.8% 35.0% 35.7%
Total100.0% 100.0% 100.0% 100.0% 100.0% 100.0%
            
Independent living    42.0% 41.6% 38.7% 39.5%
Assisted living    58.0% 58.4% 61.3% 60.5%
Total    100.0% 100.0% 100.0% 100.0%
            



Capital Senior Living Corporation
    
Supplemental Information (excludes two communities being repositioned/leased up, two communities impacted by Hurricane Harvey and the Kokomo community sold on May 1, 2019)
Selected Operating Results    
   Q2 19 Q2 18
 I. Owned communities    
 Number of communities  78   79 
 Resident capacity  10,110   10,248 
 Unit capacity  7,747   7,776 
 Financial occupancy (1) 85.3% 86.9%
 Revenue (in millions) 70.1  71.5 
 Operating expenses (in millions) (2) 47.5  46.3 
 Operating margin (2) 32% 35%
 Average monthly rent  3,537   3,527 
 II. Leased communities    
 Number of communities  46   46 
 Resident capacity  5,756   5,756 
 Unit capacity  4,412   4,420 
 Financial occupancy (1) 80.5% 83.1%
 Revenue (in millions) 40.6  41.7 
 Operating expenses (in millions) (2) 24.8  25.1 
 Operating margin (2) 39% 40%
 Average monthly rent  3,814   3,789 
 III. Consolidated communities    
 Number of communities  124   125 
 Resident capacity  15,866   16,004 
 Unit capacity    12,159   12,196 
 Financial occupancy (1) 83.6% 85.5%
 Revenue (in millions) 110.8  113.2 
 Operating expenses (in millions) (2) 72.2  71.3 
 Operating margin (2) 35% 37%
 Average monthly rent  3,634   3,619 
 IV. Same-store communities    
 Number of communities  124   124 
 Resident capacity  15,866   15,866 
 Unit capacity    12,133   12,118 
 Financial occupancy (1) 83.6% 85.5%
 Revenue (in millions) 110.5  112.4 
 Operating expenses (in millions) (2) 72.0  70.6 
 Operating margin (2) 35% 37%
 Average monthly rent  3,632   3,617 
 V. General and Administrative expenses as a percent of Total Revenues under Management    
 Second quarter (3) 5.1% 3.9%
 Year to date (3)5.1% 4.5%
 VI. Consolidated Mortgage Debt Information (in thousands, except interest rates)   
 (excludes insurance premium financing)   
 Total fixed rate mortgage debt   844,567    878,179 
 Total variable rate mortgage debt   126,385    76,381 
 Weighted average interest rate 4.86% 4.77%
      
  
 (1)   Financial occupancy represents actual days occupied divided by total number of available days during the quarter.
 (2)   Excludes management fees, provision for bad debts and transaction and conversion costs.   
 (3)   Excludes transaction and conversion costs.


CAPITAL SENIOR LIVING CORPORATION
NON-GAAP RECONCILIATIONS
(In thousands, except per share data)
        
 Three Months Ended June 30 Six Months Ended June 30,
 2019 2018 2019 2018
                
Adjusted EBITDAR               
Net loss$  (12,534) $  (9,060) $  (25,518) $  (16,216)
Depreciation and amortization expense   15,975     15,521     31,949     30,893 
Stock-based compensation expense   1,638     2,559     660     4,508 
Facility lease expense   14,238     14,224     28,473     28,438 
Provision for bad debts   808     995     1,613     1,454 
Interest income   (57)    (38)    (114)    (75)
Interest expense   12,602     12,615     25,166     25,066 
Write-off of deferred loan costs and prepayment premiums   97     -      97     -  
Write down of assets held for sale   -      -      2,340     -  
Gain on disposition of assets, net   (38)    -      (38)    (3)
Other expense (income)   16     (1)    (7)    (2)
Provision for income taxes   117     127     247     259 
Casualty losses   257     215     525     429 
Transaction and conversion costs   328     589     960     838 
Employee placement and separation costs   534     690     1,896     -  
Employee benefit reserve adjustments   -      -      -      690 
Communities excluded due to repositioning/lease-up   (18)    (38)    37     24 
Adjusted EBITDAR$  33,963  $  38,398  $  68,286  $  76,303 
Adjusted Revenues               
Total revenues$  113,126  $  114,627  $  227,302  $  229,270 
Communities excluded due to repositioning/lease-up   (1,260)    (1,419)    (2,550)    (2,773)
Adjusted revenues$  111,866  $  113,208  $  224,752  $  226,497 
Adjusted net loss and Adjusted net loss per share               
Net loss$  (12,534) $  (9,060) $  (25,518) $  (16,216)
Casualty losses   257     215     525     429 
Transaction and conversion costs   328     619     977     881 
Employee placement and separation costs   534     -      1,896     -  
Employee benefit reserve adjustments   -      690     -      690 
Write-off of deferred loan costs and prepayment premiums   97     -      97     -  
Write down of assets held for sale -   -   2,340   - 
Gain on disposition of assets   (38)    -      (38)    (3)
Tax impact of Non-GAAP adjustments (25%)   (295)    (209)    (1,449)    (739)
Deferred tax asset valuation allowance   2,762     2,110     5,663     3,519 
Communities excluded due to repositioning/lease-up   594     606     1,277     1,278 
Adjusted net loss$  (8,295) $  (5,029) $  (14,230) $  (10,161)
Diluted shares outstanding 30,279   29,831   30,191   29,730 
Adjusted net loss per share$  (0.27) $  (0.17) $  (0.47) $  (0.34)
Adjusted CFFO               
Net loss$  (12,534) $  (9,060) $  (25,518) $  (16,216)
Non-cash charges, net   17,400     19,012     35,230     36,935 
Operating lease payment adjustment to normalize lease commitments   -      -      (910)    -  
Recurring capital expenditures   (1,148)    (1,186)    (2,297)    (2,373)
Casualty losses   257     215     525     429 
Transaction and conversion costs   328     619     977     881 
Employee placement and separation costs   534     -      1,896     -  
Employee benefit reserve adjustments   -      690     -      690 
Communities excluded due to repositioning/lease-up   357     320     795     709 
Adjusted CFFO$  5,194  $  10,610  $  10,698  $  21,055 
        

Investor Contact:
Carey Hendrickson, Chief Financial Officer
Phone: 1-972-770-5600
chendrickson@capitalsenior.com

Press Contact:
Susan J. Turkell, 303-766-4343, sturkell@capitalsenior.com

 

CSL_Logo186x140R.jpg

Source: Capital Senior Living Corporation


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