# EDGAR Filing Document

**Accession Number:** 0001496454
**File Stem:** 0001193125-23-075714
**Filing Date:** 2023-3
**Character Count:** 41709
**Document Hash:** c9a769ae8af21bc426d9e4cc65aec89a
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001193125-23-075714.hdr.sgml**: 20230321

**ACCESSION NUMBER**: 0001193125-23-075714

**CONFORMED SUBMISSION TYPE**: 8-K

**PUBLIC DOCUMENT COUNT**: 32

**CONFORMED PERIOD OF REPORT**: 20230321

**ITEM INFORMATION**: Regulation FD Disclosure

**ITEM INFORMATION**: Financial Statements and Exhibits

**FILED AS OF DATE**: 20230321

**DATE AS OF CHANGE**: 20230321

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** CNL Healthcare Properties, Inc.
- **CENTRAL INDEX KEY:** 0001496454
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **IRS NUMBER:** 272876363
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 8-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 000-54685
- **FILM NUMBER:** 23749653

**BUSINESS ADDRESS:**
- **STREET 1:** 450 SOUTH ORANGE AVENUE
- **CITY:** ORLANDO
- **STATE:** FL
- **ZIP:** 32801
- **BUSINESS PHONE:** (407) 650-1000

**MAIL ADDRESS:**
- **STREET 1:** 450 SOUTH ORANGE AVENUE
- **CITY:** ORLANDO
- **STATE:** FL
- **ZIP:** 32801

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** CNL Healthcare Trust, Inc.
- **DATE OF NAME CHANGE:** 20120209

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** CNL Properties Trust, Inc.
- **DATE OF NAME CHANGE:** 20110301

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** CNL Diversified Lifestyle Properties, Inc.
- **DATE OF NAME CHANGE:** 20100713

?xml version="1.0" encoding="utf-8" ? 8-K

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### UNITED STATES

### SECURITIES AND EXCHANGE COMMISSION

#### Washington, D.C. 20549

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### FORM 8-K

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#### CURRENT REPORT

#### Pursuant to Section 13 or 15(d)

#### of the Securities Exchange Act of 1934

#### Date of Report (Date of earliest event reported): March 21, 2023

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## CNL Healthcare Properties, Inc.

#### (Exact Name of Registrant as Specified in its Charter)

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| | | |
|:---|:---|:---|
| **Maryland** | **000-54685** | **27-2876363** |
| **(State or Other Jurisdiction**<br> **of Incorporation)** | **(Commission**<br> **File Number)** | **(IRS Employer**<br> **Identification No.)** |

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#### 450 South Orange Ave.

#### Orlando, Florida 32801

#### (Address of Principal Executive Offices; Zip Code)

#### Registrant's telephone number, including area code: (407) 650-1000

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Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4 (c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

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| | | |
|:---|:---|:---|
| **Title of each class** | **Trading**<br> **Symbol(s)** | **Name of each exchange**<br> **on which registered** |
| None | N/A | N/A |

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Indicate by check mark whether the registrant is an emerging growth company as defined in as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

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| | |
|:---|:---|
| **Item 7.01** | **Regulation FD Disclosure.**  |

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On March 21, 2023, CNL Healthcare Properties, Inc. (the "Company"), through a webinar and related script, discussed the Company's board of directors' unanimous determination of the estimated net asset value per share of its common stock as of December 31, 2022 ("2022 NAV"), which was announced in the Company's Current Report on Form 8-K filed with the Securities and Exchange Commission on March 9, 2023. The webinar presentation and related script are hereby furnished as Exhibits 99.1 and 99.2 under Item 7.01.

By filing this report on Form 8-K, the Company makes no admission as to the materiality of any information in this report. The information in this Form 8-K is being furnished under Item 7.01 and shall not be deemed to be filed for the purposes of Section 18 of the Securities and Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of such section, nor shall such information be deemed incorporated by reference in any filing under the Securities Act of 1933, as amended or the Exchange Act, except as shall be expressly set forth by specific reference in such a filing.

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| | |
|:---|:---|
| **Item 9.01** | **Financial Statements and Exhibits**  |

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(d) Exhibits.

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| | |
|:---|:---|
| **99.1** | [Webinar presentation related to Company's 2022 NAV.](d489135dex991.htm) |
| **99.2** | [Webinar script related to Company's 2022 NAV.](d489135dex992.htm) |
| **104** | Cover Page Interactive Data File (embedded within the Inline XBRL document). |

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#### Caution Concerning Forward-Looking Statements

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For further information regarding risks and uncertainties associated with the Company's business, and important factors that could cause the Company's actual results to vary materially from those expressed or implied in its forward-looking statements, please refer to the factors listed and described under "Management's Discussion and Analysis of Financial Condition and Results of Operations" and the "Risk Factors" sections of the Company's documents filed from time to time with the Securities and Exchange Commission, including, but not limited to, the Company's quarterly reports on Form 10-Q, and the Company's annual report on Form 10-K, copies of which may be obtained from the Company's website at http://www.cnlhealthcareproperties.com.

All written and oral forward-looking statements attributable to the Company or persons acting on its behalf are qualified in their entirety by these cautionary statements. Forward-looking statements speak only as of the date on which they are made; the Company undertakes no obligation to, and expressly disclaims any obligation to, update or revise its forward-looking statements to reflect new information, changed assumptions, the occurrence of subsequent events, or changes to future operating results over time unless otherwise required by law.

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#### SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

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| | | |
|:---|:---|:---|
| Dated: March 21, 2023 |  | **CNL HEALTHCARE PROPERTIES, INC.** |
|  |  | a Maryland corporation |
|  | By: | /s/ Ixchell C. Duarte |
|  |  | Ixchell C. Duarte |
|  |  | Chief Financial Officer and Treasurer |

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## Exhibit 99.1

![Slide 1](g489135ex99_1s1g1.jpg)

Estimated Net Asset Value Presentation March 2023 Exhibit 99.1

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![Slide 2](g489135ex99_1s2g1.jpg)

General Notices This is not an offer to sell nor a solicitation of an offer to buy shares of the company. This piece is for general information purposes only and does not constitute legal, tax, investment or other professional advice on any subject matter. Information provided is not all-inclusive and should not be relied upon as being all-inclusive. This presentation may include forward-looking statements. Forward-looking statements are based on current expectations and may be identified by words such as believes, anticipates, expects, may, will, continues, could and terms of similar substance, and speak only as of the date made. Actual results could differ materially due to risks and uncertainties that are beyond the company's ability to control or accurately predict. Undue reliance should not be placed on forward-looking statements. An investment in the company is subject to significant risks, some of which are summarized below in the "Risk Factors" section of this piece. See also, "Risk Factors" in the company's public filings for a more detailed description of the risks associated with an investment in the company.

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![Slide 3](g489135ex99_1s3g1.jpg)

Risk Factors Investing in a non-traded real estate investment trust (REIT) is a higher-risk, longer term investment and is not suitable for all investors. Due to the risks involved in the ownership of real estate, there is no guarantee of any return on investment. The shares may lose value or investors could lose their entire investment. The shares are not FDIC-insured, nor bank guaranteed. Non-traded REITs are illiquid. There is no public trading market for the shares. The REIT has no obligation to list on any public securities market and does not expect to list the shares in the near future. Stockholders will bear the economic risks of an investment in the shares for a substantial and indefinite period. If investors are able to sell their shares, it would likely be at a substantial loss of the amount invested. From April 1, 2013, through Dec. 31, 2016, the advisor provided expense support to the company by foregoing the payment of fees in cash in exchange for shares of restricted stock for services as defined in the Expense Support and Restricted Stock Agreement. The expense support amount is calculated and determined on a cumulative year-to-date basis and may be terminated at any time by the advisor. Decreases in the support amount from the advisor will reduce our cash flow available for distributions and other costs. The use of leverage to acquire assets may hinder the company's ability to pay distributions and/or decrease the value of stockholders' investment.

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![Slide 4](g489135ex99_1s4g1.jpg)

Risk Factors There are significant risks associated with the senior housing and healthcare sectors including market risk impacting demand, litigation risk and the cost of being responsive to changing government regulations. The company relies on its advisor and the advisor's affiliates to conduct operations. The company is obligated to pay substantial fees to its advisor, managing dealer, and their respective affiliates based upon agreements which have not been negotiated at arm's length. These fees could influence their advice and judgment in performing services. Certain officers and directors of the advisor also serve as the company's officers and directors, as well as officers and directors of competing programs, resulting in conflicts of interest. Those persons could take actions more favorable to other entities than to the company. The company has paid distributions on a quarterly basis; however, there is no guarantee of the amount of future distributions, or if distributions can be sustained at all. The amount and basis of distributions are determined by and at the discretion of the board of directors and are dependent upon a number of factors, including but not limited to, expected and actual net operating cash flow, funds from operations, financial condition, capital requirements, avoidance of volatility of distributions, and retaining qualification as a REIT for federal income tax purposes.

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![Slide 5](g489135ex99_1s5g1.jpg)

Our estimated net asset value (NAV) per share is based upon subjective judgments, assumptions and opinions which may or may not turn out to be correct. You should not rely upon our estimated NAV as representative of the amount that might be paid to you for your shares in a market transaction, or in a liquidity event. Forces that influence real property values including social trends, economic circumstances, governmental controls and regulations and environmental conditions, such as COVID-19, can significantly affect the appraised properties value. Our valuation consultant has considered the known impacts of COVID-19 in its analysis as of the valuation date however the effects and risks of COVID-19 on the appraised properties' operations and financial condition remains uncertain. In determining our estimated NAV per share, we relied upon a valuation of our portfolio of properties as of Dec. 31, 2022. Valuations and appraisals of our properties are estimates of fair value and may not necessarily correspond to realizable value upon the sale of such properties. Therefore, the estimated value to the company of our equity in our portfolio may not reflect the amount that would be realized upon a sale of each of our properties. We intend to conduct annual year-end valuations in accordance with our valuation policy. If we do not perform a subsequent calculation of the NAV per share of our shares, you may not be able to determine the net asset value of your shares on an ongoing basis. The estimated NAV per share is only an estimate and is based on numerous assumptions and estimates with respect to industry, business, economic and regulatory conditions, all of which are subject to changes. Throughout the valuation process, the valuation committee, the company's advisor and senior members of management reviewed, confirmed and approved the processes and methodologies and their consistency with real estate industry standards and best practices. Valuation Disclosures

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![Slide 6](g489135ex99_1s6g1.jpg)

Welcome Business Update Estimated Net Asset Valuation Next Steps

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![Slide 7](g489135ex99_1s7g1.jpg)

Portfolio by the Numbers Data as of Dec. 31, 2022, unless otherwise noted. 1 Based on total seniors housing managed portfolio revenue. 2 Since announcing strategic alternatives in 2018. Total Investment $1.74B Leverage Ratio 31.9% Average Effective Asset Age 13.7 years Number of States 26 Dispositions2 72 ($1.5B gross proceeds) Seniors Housing Portfolio Composition By Units 91.1% private-pay1

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![Slide 8](g489135ex99_1s8g1.jpg)

Estimated Net Asset Value (NAV) Result Dec. 31, 2022, Estimated NAV $6.92 p/share Represents a decline of $0.45 p/share, or 6.1% Aggregate appraised value of comparable real estate properties declined $83.5 million compared to 2021

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![Slide 9](g489135ex99_1s9g1.jpg)

Market and Economic Trends SOURCE: Bloomberg (for the macroeconomic activity data) 1 Monthly Indicators (CPI/PCE/Unemployment) calculated as an average over the twelve months in the year with 2022 PCE forecasted by the Bureau of Economic Analysis (BEA) 2 Real GDP – annual level data as reported by the BEA 3 Based on the upper bound of federal funds rate 4 UST Rates – spots rates as of the market close of final trading days Macroeconomic Activity (YoY)

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![Slide 10](g489135ex99_1s10g1.jpg)

Offering closed to new investors Special distribution $10.00 $10.14 $9.13 $10.58 $9.52 $9.75 $10.32 $10.04 $10.01 $7.99 $7.81 $7.38 $9.00 Historical Estimated Net Asset Value Recap This valuation has been determined with the assistance of a third party, which is aligned to be in accordance with IPA guidelines. The IPA is a trade industry organization. There is no assurance that the IPA Guidelines are acceptable under ERISA, or to the SEC or to FINRA for compliance with reporting requirements. The estimated figures for per share valuation are not the amount an investor is expected to receive now or at any time in the future. The company's estimated NAV will vary. Given these uncertainties, do not place undue reliance on such statements that are dependent on assumptions, data and/or methods that may be incorrect, imprecise or unrealized. An investor's actual return is unknown until a share redemption or a liquidity event occurs. For the years ended Dec. 31, 2022, 2021, 2020, 2019 and 2018 (excluding the special cash distribution paid during the year ended Dec. 31, 2019), approximately 100%, 100%, 100%, 100% and 83% respectively of regular cash distributions were covered by operating cash flow and approximately 0%, 0%, 0%, 0% and 17.0% respectively of regular cash distributions were funded with borrowings under the company's credit facilities. For the years ended 2017, 2016, 2015, 2014 and 2013, approximately 91%, 94%, 45%, 34% and 13%, respectively, of total distributions were covered by operating cash flow and approximately 9%, 6%, 55%, 66% and 87%, respectively, were funded by offering proceeds. Distributions are not guaranteed in frequency or amount. Net Asset Value Public Offering Price $6.92 $7.37

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![Slide 11](g489135ex99_1s11g1.jpg)

Estimated NAV Process 1 There is no assurance that IPA Guidelines are acceptable to FINRA or under ERISA for compliance with valuation or reporting requirements. Please see the Form 8-K for complete details. Consistent with IPA Guidelines1 & company valuation policy Included estimated transaction costs Independent valuation firm: Robert A Stanger & Co., Inc. Individual property appraisals Income approach with discounted cash flow analysis and/or direct cap analysis Range provided by adjusting discount rates, direct cap rates and terminal cap rates up and down by 25 bps and stressing up and down by 5% Disclosure of key assumptions & methodology Outside of IPA guidelines but consistent with approach taken since initiation of strategic alternatives process

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![Slide 12](g489135ex99_1s12g1.jpg)

Methodology & Assumptions Discounted cash flow analysis and/or a direct capitalization analysis (except for the land) Adjusted values for excess land, deferred maintenance or capital needs and lease-up costs Adjusted for company and JV interests, including priority distributions Appraised Assets Cash, Other Tangible Assets & Liabilities Fair value estimated to approximate net realizable value as of the valuation date, based upon the company's balance sheet Fair market value estimated using a discounted cash flow analysis and based on pricing for similar instruments, as of the valuation date Debt

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![Slide 13](g489135ex99_1s13g1.jpg)

Discount and Capitalization Rates 1 The weighted average capitalization rate, discount rates and terminal capitalization rates are weighted on stabilized net operating income. The weighted average YoY change is based on the comparable set of properties from the prior year. Range Min Max Weighted Avg.1 Weighted Avg. YoY Change Direct capitalization rate Not Utilized Discount rate 7.50% 9.50% 9.50% 8.48% +44 bp Terminal capitalization rate 6.25% 8.00% 8.00% 7.04% +9 bp Direct capitalization rate 7.00% 7.50% 7.50% 7.33% +25 bps Discount rate 10.25% 11.25% 11.25% 10.74% +56 bp Terminal capitalization rate 8.50% 9.25% 9.25% 8.87% -31 bp MANAGED LEASED

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![Slide 14](g489135ex99_1s14g1.jpg)

8-K Sensitivity 5% Decrease NAV midpoint by $0.53 per share 5% Increase NAV midpoint by $0.60 per share Impact of 5% or 5% on capitalization rates, discount rates and land price PSF

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![Slide 15](g489135ex99_1s15g1.jpg)

Stanger varied the discount rate, terminal cap rates and direct capitalization rates, by 25 bps in either direction Valuation Range and Midpoint The estimated NAV is based upon assumptions and estimates believed to be accurate on Dec. 31, 2022. Data is subject to change. Please see the Form 8-K for complete details. Impact of low end of range on NAV: $0.38 The resulting NAV per share range was $6.57 to $7.30 Impact of high end of range on NAV: $0.35

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![Slide 16](g489135ex99_1s16g1.jpg)

Estimated NAV Per Share Build-Up 1 2022 fair market value of debt includes $17.9 million from the consolidation of previously unconsolidated subsidiaries. Total fair market value of debt declined $3.1 million year-over-year. 2 Reflects a hypothetical orderly sale of the company's assets. 3 The estimated NAV per share is a snapshot in time and is not necessarily indicative of the value the company or stockholders may receive if the company were to list its shares or liquidate its assets, now or in the future. The estimated NAV per share includes an estimate for transaction costs but excludes debt prepayment penalties, which can materially reduce realized returns. This methodology is consistent with IPA guidelines. 4 Excludes the advisor's restricted shares for the year ending Dec. 31, 2022. There is no assurance that IPA Guidelines are acceptable to FINRA or under ERISA for compliance with valuation or reporting requirements. Please see the Form 8-K for complete details. Estimated NAV per share range: $6.57-$7.30 Table of Value Estimates for Components of Net Asset Value (as of Dec. 31, 2022) Value ($ in 000's) (Per share) Same store real estate assets (net) $1,766,060 $10.15 + Cash, cash equivalents & other assets 108,676 0.62 – Fair market value of debt1 (608,790) (3.50) – Other liabilities and noncontrolling interests (36,370) (0.21) = Estimated NAV (Per share: NAV/outstanding shares) $1,229,576 $7.07 - Estimated transaction costs2 (24,935) (0.14) Estimated NAV (net of estimated transaction costs)3 $1,204,641 $6.92 Share count of 173.96 million4 Note: numbers may not foot due to rounding.

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![Slide 17](g489135ex99_1s17g1.jpg)

Continued focus to improve occupancy levels, maintain financial flexibility and balance sheet strength, as well as forward-looking liquidity As market forces permit, further engage in the pursuit of achieving ultimate shareholder liquidity Maximize property-level cash flows and operating performance1 What's Next?1 There is no assurance these objectives will be met. Forward-looking statements are based on current expectations and may be identified by words such as "believes," "expects," "may," "could" and terms of similar substance, and speak only as of the date made. Actual results could differ materially due to risks and uncertainties that are beyond the company's ability to control or accurately predict. Investors should not place undue reliance on forward-looking statements. 1 For the year ended Dec. 31, 2022, 100 percent of regular cash distributions were covered by operating cash flow as defined by GAAP. Distributions paid from sources other than operating cash flow, now and in the future, are not sustainable and can reduce stockholders' overall return.

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![Slide 18](g489135ex99_1s18g1.jpg)

Investors Please consult your financial professional or visit cnlhealthcareproperties.com. Financial Professionals Please contact our managing dealer, CNL Securities, member FINRA/SIPC at 866-650-0650 or visit cnlsecurities.com

## Exhibit 99.2

**Exhibit 99.2** 

**<u>CHP 2022 Valuation Webinar Script</u>**

**March 21, 2022, 2:30 p.m. ET** 

Althia:

Ladies and gentlemen, welcome to the CNL Healthcare Properties valuation conference call. Before we begin, please note that statements made during this call will include forward-looking statements within the Private Securities Litigation Reform Act of 1995, including statements about financial guidance, business strategies, future financial performance, and potential strategic alternatives.

Such forward-looking statements are subject to numerous assumptions, uncertainties, and known or unknown risks, which could cause actual results to differ materially from the expectations and assumptions discussed here today. Descriptions of these risks can be found in the company's SEC filings, including its recently filed annual report on Form 10-K. Listeners are cautioned that these forward-looking statements are neither promises nor guarantees and are only made as of the date of this call. The company undertakes no obligation to update or revise the information provided on this call due to new information or future results or developments, except as required by law.

The valuation information discussed today is a point-in-time estimate based on numerous inputs and data that vary over time and may be subjective. Valuations and appraisals of real estate properties are only estimates of fair market value and may not necessarily correspond to realizable value upon the sale of such properties or the amount that shareholders will receive upon liquidity of their investment.

Additional information is available in our filings with the SEC, which also may be accessed through the company's website at <u>cnlhealthcareproperties.com</u>. Each listener is encouraged to review those filings together with all other information provided.

As a reminder, this call is being recorded on March 21, 2023, at 2:30 p.m. I will now turn the call over to CNL Healthcare Properties' President and CEO — Mr. Steve Mauldin.

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| **<u>Welcome/Agenda - Slide 6</u>** | **<u>Welcome/Agenda - Slide 6</u>** |
| Steve: | Thank you Althia. Good afternoon and thank you for joining us today as we review details related to our annual net asset valuation process. Joining me on today's call are Ixchell Duarte, the company's chief financial officer and treasurer, and Kelly Fitzpatrick, senior vice president of portfolio management at the company's advisor, CNL Healthcare Corp. |
|  | Earlier this month we announced $6.92 per share as the estimated net asset valuation (or "N-A-V" or "NAV") as of year-end 12/31/2022, which is 0.45 cents or 6.1% below our previous year-end 2021 NAV of $7.37 per share. Kelly will review the finer points of the NAV process and result in a few minutes, but I'd like to take a moment to discuss the company's operating momentum, achievements and challenges in 2022. |
| **<u>Portfolio by the Numbers – Slide 7</u>** | **<u>Portfolio by the Numbers – Slide 7</u>** |
| Steve: | Today, our portfolio comprises 69 seniors housing communities and one parcel of land spread across 26 states with an average age of 13.7 years. Our pure-play, seniors housing portfolio is predominantly needs-based, private-pay assisted living communities, including assisted living with memory care services and independent living units. |
|  | Since announcing strategic alternatives in 2018, we have successfully sold 72 properties in nine separate transactions totaling over $1.5B in gross sales proceeds. During 2022, we strategically and successfully sold our final acute care facility and two seniors housing communities that were part of a joint venture and retained net sales proceeds adding to our already strong balance sheet and liquidity. Last year, we experienced positive and encouraging occupancy and rental rate momentum, while impacts of the COVID-19 pandemic on the seniors housing industry and our Company persisted. Specifically, our operators and properties continue to face the lingering effects of elevated staffing costs and increased operating expenses due to inflation. These challenges are reflected in our most recent NAV. We remain optimistic about the future of the needs-based seniors housing industry and our national portfolio as we believe we will continue expanding occupancy and operating margins further into 2023 and beyond, from pandemic-driven low watermarks. |

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|  | We have remained (and will remain) specifically focused on operational and financial performance throughout our national portfolio, with a consistent and unrelenting emphasis on rebuilding occupancy and driving improved operating margins. |
|  | We again maintained a strong balance sheet throughout last year, and during 2022, we successfully refinanced approximately $44.5 million in debt obligations, using corporate credit facilities and cash on hand to do so. Throughout 2022, we continued to maintain our low debt level and at year end, our total debt-to-asset ratio was what we would consider a very conservative 31.9%, based on in-place carrying value of our assets. |
|  | We remain confident that our company is financially well-positioned, especially considering our low debt level and liquidity. |
| **<u>NAV Result - Slide 8</u>** | **<u>NAV Result - Slide 8</u>** |
| Steve: | The decrease in the company's 2022 NAV of $0.45 per share, or 6.11%, as compared to the 2021 NAV, is driven principally by a decline in the appraised value of the company's real estate assets. The aggregate appraised value of our comparable real estate properties declined by $83.5 million when compared to the appraisals conducted in 2021. The primary factor is the expansion in discount rates and terminal cap rates, which Kelly will explain in detail. The decline in appraised values was partially offset by an increase in cash and cash equivalents as well as other balance sheet items. |
| **<u>Market and Economic Trends - Slide 9</u>** | **<u>Market and Economic Trends - Slide 9</u>** |
| Steve: | As you may have seen in various media and financial publications, the three largest publicly traded healthcare-centric REITs in the U.S. (commonly known as the Big Three) posted year-over-year declines in their per share equity value at a range between 11.9% and 30.5%, or a weighted average decrease of 21.0%. Additionally, the MSCI US REIT Index, comprised of domestic equity real estate investment trusts, was down 27.3% over the same period. While these performance figures are not a perfect comparison to our portfolio, we think they provide important context for the REIT industry's stock performance in 2022. |

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| **<u>NAV history slide - Slide 10</u>** | **<u>NAV history slide - Slide 10</u>** |
| Steve: | Our estimated NAV per share includes an adjustment for the company's current projection of approximate property-level transaction costs. The projected forward-looking transaction costs are estimated based on a hypothetical orderly sale of the company's assets. The company began deducting these costs from its estimated 2017 NAV due to our initiation of the exploration of a strategic alternatives process to provide liquidity to shareholders. It is our intent to estimate a "net value" to shareholders. |
|  | Finally, consistent with years' past, we continue to closely follow the Investment Program Association (or "IPA") industry guidelines for our annual net asset valuation exercise. The IPA is the leading national industry trade association for the direct investment industry. As a reminder, our estimated NAV is a snapshot in time – like any appraisal process – and is not meant to be indicative of value the company or our shareholders should expect to receive now, or in the future. |
|  | While we will not be hosting a question and answer session at the end of today's call, CNL's shareholder services and capital markets team members stand ready to assist you further with any questions. |
|  | I would now like to turn the call over to Kelly Fitzpatrick, who has extensive involvement and experience with the company's annual valuation process since 2014. Kelly, please take us through our most recent valuation in greater detail. |
| **<u>Estimated NAV– Slide 11</u>** | **<u>Estimated NAV– Slide 11</u>** |
| Kelly: | Thank you, Steve. To assist the board of directors and the company's valuation committee, which is comprised solely of independent directors, the company again engaged Robert A. Stanger & Co., an independent third-party valuation firm for a fifth year, to provide a valuation analysis of our real estate and balance sheet and to help establish the new estimated NAV per share as of calendar year end 2022. |
|  | In their analysis, Stanger conducted individual property appraisals for all properties and provided a range of values by decreasing and increasing cap rates and discount rates by 25 basis points. This resulted in a valuation range of $6.57 to $7.30 for the estimated NAV per share. In addition, and in accordance with IPA guidelines, Stanger provided a sensitivity analysis by stressing discount rates and capitalization rates up and down by 5%. |

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|  | The estimated NAV per share was established consistent with our valuation policy and certain guidelines set forth by the IPA, except for the inclusion of estimated transaction costs. As Steve mentioned, we again deducted the estimated transaction costs which presume a hypothetical orderly liquidation of the company's assets. |
| **<u>Methodology & Assumptions – Slide 12</u>** | **<u>Methodology & Assumptions – Slide 12</u>** |
| Kelly: | Stanger used the income approach to valuation that included a discounted cash flow |
|  | (or DCF) analysis and a direct capitalization analysis. For the one parcel of land and excess or surplus land, the sales comparison approach was used. The DCF analysis was applied to property revenues and expenses, including estimated expenses related to COVID-19. Stanger relied solely on DCF analyses to determine the appraised value of the 54 properties managed under third-party agreements as well as two of our fifteen triple net leased properties. The value of these properties decreased primarily due to higher discount rate assumptions reflective of the risk associated with achieving Stanger's stabilized projections. The stabilized projections and time to reach stabilized occupancy targets remained materially unchanged from the prior year. Each appraised property's value was adjusted, as applicable, for lease up costs, deferred maintenance or capital needs, and surplus land. The resulting value was adjusted for any third-party promoted interests (of which there were none) and for our ownership interest in one JV asset. |
|  | The remaining thirteen triple net leased properties were valued using direct capitalization and had a decline in value due to an increase in direct capitalization rates as well as lower contractual rent at certain assets. |
|  | The appraised properties excluded any portfolio premium in accordance with our valuation policy and IPA guidelines. Stanger prepared an appraisal report summarizing the key information, assumptions and value for each asset as of year-end. |

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|  | Stanger appraised the 69 properties and one parcel of land, which had an aggregate estimated value of approximately $1.77 billion, a decrease of 4.5%compared to the appraised value of the same properties for the prior year. |
|  | The fair market value of our debt obligations was estimated based on pricing for similar debt instruments that we believe could be obtained as of Dec. 31, 2022. The company utilized a discounted cash flow analysis whereby contractual debt payments were discounted to present value at an interest rate deemed appropriate and reflective of market interest rates as of the valuation date. The collateral type, anticipated duration and pre-payment terms were also considered. Stanger confirmed the reasonableness of our fair market value of debt. |
|  | The values of cash and other assets and liabilities were estimated to approximate net realizable value and based on the values derived from our audited balance sheet for year-end December 31, 2022. |
| **<u>Discount and Capitalization Rates Summary – Slide 13</u>** | **<u>Discount and Capitalization Rates Summary – Slide 13</u>** |
| Kelly: | As previously mentioned, Stanger used both direct capitalization and discounted cash flow analyses in the valuation. Generally, terminal cap rates and discount rates used in the DCF were higher than the prior year. In selecting the discount rate, Stanger considered estimated target rates of return for buyers of similar properties with consideration given to unique property-related features such as location and age. |
|  | In comparison to last year's valuation, the comparable set of RIDEA properties had an increase in the weighted average discount rate of 44 basis points, to 8.48%, and an increase in the terminal capitalization rate of 9 basis points, to 7.04% |
|  | The two triple-net leased properties that also utilized DCF had an increase in the weighted average discount rate of 56 basis points, to 10.74%, and a decline in the terminal capitalization rate of 31 basis points, to 8.87%. |
|  | The thirteen triple-net leased properties utilizing direct cap analyses had an increase in the weighted average direct capitalization rate of 25 basis points, to 7.33%. |

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| . | Stanger reviewed published seniors housing and healthcare property investor surveys and considered, among other factors, prevailing cap rates for the property's location, age and condition, the property's operating trends and, lease coverage ratios to determine the direct capitalization rates utilized in our triple net leased portfolio. |
| **<u>8-K Sensitivity – Slide 14</u>** | **<u>8-K Sensitivity – Slide 14</u>** |
| Kelly: | As changes to the key assumptions to arrive at the estimated NAV per share could have a significant impact on the value of our real estate assets, a sensitivity analysis was conducted on the appraised properties in accordance with IPA guidelines to illustrate the effect of a 5% increase or decrease to the discount rates, terminal cap rates and direct capitalization rates. The land price per square foot was also adjusted by 5% in either direction. This sensitivity analysis shows that 5% lower assumed rates would increase the midpoint NAV by $0.60 per share, while 5% higher assumed rates would decrease the midpoint NAV by $0.53 per share. |
| **<u>Valuation Range & Midpoint – Slide 15</u>** | **<u>Valuation Range & Midpoint – Slide 15</u>** |
| Kelly: | Stanger also provided a valuation range for the appraised properties' real estate values by varying the discount rate, terminal cap rate and direct capitalization rates by 25 basis points in either direction. The lower end of the discount and capitalization rates, along with the upper end of price per square foot for the land parcel, has a positive $0.38 impact on NAV per share. Conversely, the reverse has a negative $0.35 impact on NAV per share. The result is a NAV per share valuation range of $6.57 to $7.30 with a midpoint value of $6.92. |
|  | I would now like to turn the call over to Ixchell Duarte, our chief financial officer and treasurer to summarize the results of our valuation work and describe other company matters. |

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| **<u>Estimated NAV Per Share Build-Up – Slide 16</u>** | **<u>Estimated NAV Per Share Build-Up – Slide 16</u>** |
| Ixchell: | Thank you Kelly. As Kelly mentioned, the resulting valuation range for the company's estimated NAV on a per share basis was $6.57 to $7.30 per share, which included a deduction of $0.14 per share for estimated transaction costs assuming a hypothetical orderly sale of the company's assets. Our board of directors approved $6.92 as the estimated NAV per share based on a total net asset value of approximately $1.20 billion which consisted of $1.77 billion in net consolidated real estate value plus $108.7 million in cash and other assets, offset by approximately $608.8 million in debt, $36.4 million in accounts payable, other liabilities and non-controlling interests, as well as approximately $24.9 million in estimated transaction costs. |
|  | We divided our total estimated net asset value by approximately 173.96 million outstanding shares, which excluded the advisor's restricted shares, and arrived at an estimated NAV per share of $6.92. While we have conducted our valuation as previously described, it is important to note that the estimated NAV per share is a snapshot in time and it is not necessarily indicative of the value of the company or the amount that stockholders may receive if the company were to list its shares or liquidate its assets now or in the future. |
| **<u>What's Next – Slide 17</u>** | **<u>What's Next – Slide 17</u>** |
| Ixchell: | As of December 31, 2022, we had liquidity of $210.9 million consisting of $69.5 million cash on hand, $24.4 million invested in short-term securities and $117.0 million in undrawn availability under our revolving credit facility and were well positioned to manage our near-term debt maturities. In January of this year, we exercised our extension option and moved the maturity date of our revolving credit facility to May 2024. Earlier this month, we repaid our only debt maturing in 2023, which consisted of a $23 million mortgage loan, which we paid in advance of its June 2023 maturity. We remain focused on maintaining strong liquidity and financial flexibility and on managing our portfolio of 70 assets. |
|  | We intend to post this presentation on our website at <u>cnlhealthcareproperties.com</u> for your reference. We also invite you to review our Form 8-K filed on March 9, 2023, which has additional details about our estimated net asset value and our valuation process. |

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|  | Now I'd like to turn it back over to Steve for closing remarks. |
| **<u>Closing - Slide 18</u>** |  |
| Steve: | Thank you Ixchell. |
|  | And as I mentioned at the start of today's call, one of our priorities is to remain specifically focused on operational and financial performance throughout our national seniors housing portfolio, including an unrelenting emphasis to continue occupancy gains and drive improved operating margins. |
|  | We also remain fully committed to our readiness, active study and pursuit of additional strategic opportunities to provide incremental liquidity to our shareholders as the economic and transactional environments permit. In the meantime, and as Ixchell stated, our corporate focus will continue to be the maintenance of our current and forward-looking operating, liquidity and financial flexibility. |
|  | On behalf of everyone here at CNL, I'd like to thank you for your continued confidence in CNL Healthcare Properties and for joining us for today's valuation webinar. This concludes today's call. Thank you. |

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