Community Healthcare Trust Incorporated (CHCT): ANSOFF MATRIX [Dec-2025 Updated]

You're staring down Community Healthcare Trust Incorporated's (CHCT) $1.2 billion portfolio, trying to map out exactly where the growth comes from next. Well, the Ansoff Matrix cuts right through the noise, showing four clear lanes: doubling down on current properties by closing that $146.0 million acquisition pipeline, pushing into 14 new US states, introducing specialized assets like funding up to $60.0 million for dialysis clinics, or even looking internationally for diversification. It's a realistic playbook for 2025, balancing near-term wins-like securing that $3.2 million in annual rent from geriatric hospitals-with big bets on new product types. Let's look at the specifics below.

Community Healthcare Trust Incorporated (CHCT) - Ansoff Matrix: Market Penetration

You're looking at how Community Healthcare Trust Incorporated (CHCT) is maximizing revenue from its existing portfolio of healthcare properties. This is all about getting more out of what you already own, and the numbers show clear, near-term targets.

Occupancy Rate Enhancement

The immediate focus is on boosting leased occupancy by 50 to 100 basis points by the year-end 2025 mark, driven by active leasing efforts. As of September 30, 2025, the leased occupancy stood at 90.1%. This followed a slight dip in the third quarter, moving from 90.7% to 90.1%. Still, the leasing team is busy, with new leases signed as recently as October.

The status of the six geriatric behavioral hospitals is key to stabilizing and improving the portfolio's overall metrics. The operator signed a Letter of Intent on July 17, 2025, for the sale of its business, which includes the expectation that the buyer will sign new or amended leases for the six facilities. This is critical because this tenant previously represented $3.2 million in annual base rent. Finalizing these new lease agreements with the new operator is a major goal to secure that revenue stream.

Acquisition Execution and Return Leverage

Market penetration also involves efficiently deploying capital into accretive, off-market acquisitions within existing sub-markets to immediately boost per-share metrics. Community Healthcare Trust Incorporated has definitive purchase agreements in hand for six properties, representing an aggregate expected investment of approximately $146.0 million. The expected returns on this pipeline are targeted between 9.1% to 9.75%. You should expect to see one of these properties close in the fourth quarter of 2025, with the rest closing throughout 2026 and 2027.

The goal here is clear: leverage these expected returns to lift Adjusted Funds From Operations (AFFO) per share. For the third quarter of 2025, AFFO per diluted share was reported at $0.56. Analysts estimate that the non-recurrence of recent one-off items, coupled with this portfolio growth, could push quarterly AFFO toward $0.57 to $0.60 per share by the start of 2026.

To fund this growth without relying on equity issuance when the stock price might not be accretive, capital recycling is the action. Community Healthcare Trust Incorporated expects to execute the sale of an inpatient rehab hospital in the fourth quarter of 2025, anticipating a recognized gain on sale of approximately $11.5 million. These proceeds are generally planned to fund new acquisitions via a tax-efficient 1031 exchange.

Here's a quick look at the key financial data points driving this strategy:

The immediate next step is monitoring the closing of that single property from the acquisition pipeline in Q4 2025 and the finalization of the new lease terms for the six behavioral hospitals. Finance: confirm the projected cash flow impact from the expected $11.5 million 1031 exchange proceeds by next Tuesday.

Community Healthcare Trust Incorporated (CHCT) - Ansoff Matrix: Market Development

You're looking at expanding Community Healthcare Trust Incorporated's footprint beyond its current established markets. This Market Development strategy focuses on taking the existing business model-owning income-producing healthcare properties-into new geographic territories. As of September 30, 2025, Community Healthcare Trust Incorporated has investments in 200 real estate properties spread across 36 states and totaling approximately $1.2 billion in assets.

The primary action here is geographic expansion into areas where Community Healthcare Trust Incorporated currently has no presence. This means targeting new non-urban sub-markets in the remaining 14 US states not currently included in the existing 36-state portfolio.

The acquisition focus must align with the established investment thesis of avoiding highly competitive urban centers. This translates to focusing acquisition efforts on smaller, community-based facilities, which aligns with the typical transaction size Community Healthcare Trust Incorporated targets, generally between $5 million and $30 million per property.

The following table outlines the current portfolio concentration and the template acquisition that informs this market development:

To execute this expansion efficiently, Community Healthcare Trust Incorporated must establish new relationships with regional healthcare systems. The goal is to secure master leases for existing property types, such as medical office buildings or specialty centers, in these new geographies, which helps de-risk the initial entry. This is a relationship-building exercise, not a direct property purchase, so hard financial data is not immediately applicable here.

A specific area for expansion is the existing inpatient rehabilitation facility segment. The plan is to expand this portfolio, which currently represents 19.4% of annualized rent, into adjacent, underserved rural areas near current operations.

The successful Q3 2025 Florida inpatient rehab acquisition serves as the blueprint for entering these similar new states. That specific asset was acquired for a purchase price of approximately $26.5 million, with an expected return of approximately 9.4%, and is 100.0% leased until 2040. This provides a concrete financial and lease-term model for new market deployment.

The overall pipeline supports this growth, with Community Healthcare Trust Incorporated having six properties under definitive purchase agreements for an aggregate expected purchase price of approximately $146.0 million, with anticipated returns ranging from 9.1% to 9.75%.

The near-term action for the team is clear:

• Identify the top 14 non-represented states with high-growth Sun Belt characteristics.
• Develop a target list of $5 million to $30 million non-urban facilities in those states.
• Map out regional healthcare systems for potential master lease discussions.
• Model the $26.5 million acquisition template against projected new state cap rates.

Finance: draft 13-week cash view by Friday.

Community Healthcare Trust Incorporated (CHCT) - Ansoff Matrix: Product Development

You're looking at how Community Healthcare Trust Incorporated (CHCT) expands its offerings within its existing markets and asset types. This is about deepening the value proposition of the real estate itself, not just buying more of the same in new places.

The strategy kicks off with executing the term sheet for dialysis clinic funding up to $60.0 million. This introduces a specialized asset class with an expected return of 9.5%. This mirrors the return seen on a new lease entered into during the first quarter of 2025 for a property with a 2040 lease expiration. It's about carving out a specific, high-yield niche.

Also, Community Healthcare Trust Incorporated is focused on acquiring or developing specialized ambulatory surgery centers (ASCs) in existing markets. This capitalizes on the industry trend moving care away from hospitals and into outpatient settings. For instance, in the third quarter of 2025, Community Healthcare Trust Incorporated acquired one inpatient rehabilitation facility in Florida for a purchase price of approximately $26.5 million, expecting an annual return of about 9.4%. The overall acquisition pipeline is robust, with six properties under definitive purchase agreements for an aggregate expected investment of approximately $146.0 million, carrying expected returns in the 9.1% to 9.75% range.

To secure better long-term income, Community Healthcare Trust Incorporated is investing in property upgrades and redevelopment projects for long-term tenants. As of the third quarter of 2025, there are 3 properties currently in progress for redevelopment or significant renovations. This focus on existing assets helps secure higher lease escalations; for context, industry-wide new lease escalations averaged 3% in 2024.

The company supports the integration of new technologies by offering build-to-suit development financing. Medical Office Buildings (MOBs), a core asset type, currently account for 36.3% of annualized rent across the portfolio. This financing strategy is designed to embed future-facing elements like telemedicine hubs directly into the physical assets.

Introducing a new asset class within the current footprint is also on the agenda. Community Healthcare Trust Incorporated owns 200 properties across 36 states as of September 30, 2025. This existing geographic spread provides the platform to introduce specialized laboratory or diagnostic imaging centers without needing new market entry.

Here are some key financial and portfolio metrics supporting these Product Development initiatives:

The Product Development focus centers on these specific growth vectors:

• Execute term sheet for dialysis clinic funding up to $60.0 million.
• Acquire or develop specialized ambulatory surgery centers (ASCs).
• Invest in property upgrades to secure higher lease escalations.
• Offer build-to-suit financing for new medical office buildings.
• Introduce specialized laboratory or diagnostic imaging centers.

The MOB segment currently represents 36.3% of annualized rent, providing a base for technology integration.

Finance: draft 13-week cash view by Friday.

Community Healthcare Trust Incorporated (CHCT) - Ansoff Matrix: Diversification

Community Healthcare Trust Incorporated (CHCT) as of June 30, 2025, held investments valued at approximately $1,171,846 thousand across 200 total properties, with a Debt to Total Capitalization ratio of 41.6%.

The existing portfolio concentration highlights the current market focus, which is essential context for diversification moves:

The geographic spread as of Q2 2025 shows key state concentrations:

• Texas: 16.9%
• Illinois: 11.7%
• Ohio: 9.8%
• Florida: 8.1%
• Pennsylvania: 5.9%
• All Other States: 47.6%

The current acquisition pipeline signals capital deployment potential, with six properties under definitive purchase agreements totaling an expected cost of $146.0 million, targeting returns between 9.1% and 9.75%.

The following outlines potential diversification strategies within the Diversification quadrant of the Ansoff Matrix for Community Healthcare Trust Incorporated (CHCT):

• Explore acquiring non-healthcare, community-essential real estate assets, such as government-leased facilities, in new geographic regions.
• Form a joint venture to invest in healthcare-adjacent technology infrastructure (e.g., data centers for electronic health records) in new markets outside the US.
• Acquire a portfolio of assisted living or skilled nursing facilities, a different real estate product, in a new, high-density urban market they currently avoid.
• Use the capital recycling program to fund a strategic, non-REIT investment in a healthcare service provider to gain operational exposure in a new market.
• Target international expansion into stable, English-speaking markets like Canada for medical office buildings, leveraging the existing management expertise.

The capital recycling program is active, with a Q3 2025 acquisition of an inpatient rehab facility for $26.5 million at an expected return of 9.4%, funded via the Revolving Credit Facility. Management also planned for $6.1 million in net proceeds from two further dispositions in the fourth quarter of 2025, and expected a gain of approximately $11.5 million from the sale of one inpatient rehab hospital in Q4 2025.

A potential non-REIT investment could be supported by a term sheet signed for dialysis clinic funding up to $60.0 million with expected returns of 9.5%, which offers a view into potential service-level operational exposure returns.

For the third quarter of 2025, Community Healthcare Trust Incorporated (CHCT) reported total revenue of $31.09 million, with analysts projecting full fiscal year 2025 revenue around $121.59 million. The annualized dividend stands at $1.90 per share, based on the October 2025 quarterly declaration of $0.4750 per share.