UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT PURSUANT TO
SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
Date of Report (Date of earliest event reported):
February 24, 2015
DiamondRock Hospitality Company
(Exact name of registrant as specified in charter)
Maryland | 001-32514 | 20-1180098 | ||
(State or Other Jurisdiction of Incorporation) | (Commission File Number) | (IRS Employer Identification No.) | ||
3 Bethesda Metro Center, Suite 1500
Bethesda, MD 20814
(Address of Principal Executive Offices) (Zip Code)
(240) 744-1150
(Registrant’s telephone number, including area code)
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 (see General Instruction A.2. below):
¨ | 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)) |
The information in this Current Report on Form 8-K, including the exhibits attached hereto, is being furnished and shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section. The information in this Current Report on Form 8-K shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Exchange Act regardless of any general incorporation language in such filing.
ITEM 2.02. Results of Operations and Financial Condition.
On February 24, 2015, DiamondRock Hospitality Company (the “Company”) issued a press release announcing its financial results for the quarter and year ended December 31, 2014. A copy of that press release is furnished as Exhibit 99.1 and is incorporated by reference herein.
ITEM 7.01. Regulation FD Disclosure.
On February 24, 2015, the Company issued a press release announcing its acquisition of the 157-room Shorebreak Hotel, located in Huntington Beach, California. A copy of that press release is furnished as Exhibit 99.2 to this report. The press release has also been posted in the investor relations/presentations section of the Company's website at www.drhc.com.
ITEM 9.01. Financial Statements and Exhibits.
(d) Exhibits.
The following exhibits are included with this report:
Exhibit No. | Description | |
99.1 | Earnings press release dated February 24, 2015. | |
99.2 | Shorebreak Hotel press release dated February 24, 2015. | |
SIGNATURE
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.
DIAMONDROCK HOSPITALITY COMPANY | ||||||
Date: February 24, 2015 | By: | /s/ William J. Tennis | ||||
William J. Tennis | ||||||
Executive Vice President, General Counsel and Corporate Secretary | ||||||
COMPANY CONTACT
Sean Mahoney
(240) 744-1150
FOR IMMEDIATE RELEASE
DIAMONDROCK HOSPITALITY COMPANY REPORTS FOURTH QUARTER AND FULL YEAR 2014 RESULTS
Full Year 2014 RevPAR Growth of 11.6%
Introduces 2015 Outlook with RevPAR Growth of 6% to 7%
Announces 22% Dividend Increase
BETHESDA, Maryland, Tuesday, February 24, 2015 – DiamondRock Hospitality Company (the “Company”) (NYSE: DRH), a lodging-focused real estate investment trust that owns a portfolio of 28 premium hotels in the United States, today announced results of operations for the fourth quarter and full year ended December 31, 2014.
2014 Operating Highlights
• | Pro Forma RevPAR: Pro Forma RevPAR was $161.44, an increase of 11.6% from 2013. |
• | Pro Forma Hotel Adjusted EBITDA Margin: Pro Forma Hotel Adjusted EBITDA margin was 29.53%, an increase of 275 basis points from 2013. |
• | Pro Forma Hotel Adjusted EBITDA: Pro Forma Hotel Adjusted EBITDA was $248.6 million, an increase of 21.3% from 2013. |
• | Adjusted EBITDA: Adjusted EBITDA was $235.8 million, an increase of 19.8% from 2013. |
• | Adjusted FFO: Adjusted FFO was $171.5 million and Adjusted FFO per diluted share was $0.87. |
• | Dividends: The Company declared four quarterly dividends totaling $0.41 per share during 2014, returning approximately $80 million to shareholders. |
Fourth Quarter 2014 Highlights
• | Pro Forma RevPAR: Pro Forma RevPAR was $159.64, an increase of 8.3% from the comparable period of 2013. |
• | Pro Forma Hotel Adjusted EBITDA Margin: Pro Forma Hotel Adjusted EBITDA margin was 29.30%, an increase of 196 basis points from 2013. |
• | Pro Forma Hotel Adjusted EBITDA: Pro Forma Hotel Adjusted EBITDA was $61.4 million, an increase of 15.7% from 2013. |
• | Adjusted EBITDA: Adjusted EBITDA was $60.8 million, an increase of 23.3% from 2013. |
• | Adjusted FFO: Adjusted FFO was $41.8 million and Adjusted FFO per diluted share was $0.21. |
• | Westin Fort Lauderdale Acquisition: The Company acquired the 432-room Westin Fort Lauderdale Beach Resort for $149 million in December 2014. |
• | Non-Core Hotel Disposition: The Company sold the 1,004-room Los Angeles Airport Marriott for proceeds of approximately $160 million in December 2014. |
• | Lexington Hotel Refinancing: The Company amended its existing $170.4 million mortgage loan secured by the Lexington Hotel New York City in October 2014. The amendment reduced the interest rate and extended the term of the loan. |
• | Dividends: The Company declared a quarterly dividend of $0.1025 per share during the fourth quarter. |
Recent Developments
• | Shorebreak Hotel: The Company acquired the Shorebreak Hotel, a 157-room boutique hotel in Huntington Beach, California, for $58.5 million in February 2015. |
• | Dividend Increase: The Company announced today a 22% increase in its quarterly dividend to $0.125 per share. |
• | January 2015 RevPAR: Pro Forma RevPAR for January 2015 was $130.70, an increase of 8.8% from the comparable period in 2014. |
Mark W. Brugger, President and Chief Executive Officer of DiamondRock Hospitality Company, stated, “The fourth quarter punctuated an excellent 2014 for DiamondRock, in which we delivered industry-leading RevPAR growth and our asset management initiatives drove margin expansion of 275 basis points. Our acquisitions and dispositions are producing excellent results as we continued to position our portfolio to perform well across the cycle.”
Operating Results
Discussions of “Pro Forma” with respect to 2014 operating results include the results of operations of the Inn at Key West and the Westin Fort Lauderdale under previous ownership and exclude the Oak Brook Hills Resort and Los Angeles Airport Marriott, which were sold during 2014, and the Hilton Garden Inn Times Square Central, which opened for business on September 1, 2014. Please see “Certain Definitions” and “Non-GAAP Financial Measures” attached to this press release for an explanation of the terms “EBITDA,” “Adjusted EBITDA,” “Hotel Adjusted EBITDA Margin,” “FFO” and “Adjusted FFO.”
For the quarter ended December 31, 2014, the Company reported the following:
Fourth Quarter | ||||||||||
2014 | 2013 | Change | ||||||||
Pro Forma ADR | $212.71 | $203.57 | 4.5 | % | ||||||
Pro Forma Occupancy | 75.1 | % | 72.4 | % | 2.7 percentage points | |||||
Pro Forma RevPAR | $159.64 | $147.43 | 8.3 | % | ||||||
Pro Forma Hotel Adjusted EBITDA Margin | 29.30 | % | 27.34 | % | 196 basis points | |||||
Adjusted EBITDA | $60.8 million | $49.3 million | $11.5 million | |||||||
Adjusted FFO | $41.8 million | $33.5 million | $8.3 million | |||||||
Adjusted FFO per diluted share | $0.21 | $0.17 | $0.04 | |||||||
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For the year ended December 31, 2014, the Company reported the following:
Year Ended December 31, | ||||||||||
2014 | 2013 | Change | ||||||||
Pro Forma ADR | $205.09 | $192.86 | 6.3 | % | ||||||
Pro Forma Occupancy | 78.7 | % | 75.0 | % | 3.7 percentage points | |||||
Pro Forma RevPAR | $161.44 | $144.67 | 11.6 | % | ||||||
Pro Forma Hotel Adjusted EBITDA Margin | 29.53 | % | 26.78 | % | 275 basis points | |||||
Adjusted EBITDA | $235.8 million | $196.9 million | $38.9 million | |||||||
Adjusted FFO | $171.5 million | $139.3 million | $32.2 million | |||||||
Adjusted FFO per diluted share | $0.87 | $0.71 | $0.16 | |||||||
Westin Fort Lauderdale Acquisition
The Company acquired the 432-room Westin Fort Lauderdale Beach Resort located in Fort Lauderdale, Florida for $149 million, or $345,000 per key, on December 3, 2014. The hotel is expected to exceed the Company's underwriting and the purchase price now represents a 12.0 multiple on projected 2015 Hotel Adjusted EBITDA. In conjunction with the acquisition, the Company terminated the management agreement with Starwood Hotels & Resorts Worldwide and entered into a franchise agreement with Starwood and a new management agreement with HEI Hotels & Resorts to operate the hotel. The Company expects to benefit from several new asset management initiatives at the hotel.
Sale of Los Angeles Airport Marriott
The Company sold the 1,004-room Los Angeles Airport Marriott on December 18, 2014 for approximately $160 million, which included payment for the hotel's replacement reserve, and recognized a gain of $49.7 million. The sales price, including an estimated $15 million of deferred capital expenditures, represents a 6% capitalization rate on the hotel's 2014 net operating income. In conjunction with the sale, the Company prepaid the existing $82.6 million mortgage secured by the hotel and incurred approximately $1.6 million of defeasance costs. The Company has excluded both the gain and the defeasance costs from its reported Adjusted EBITDA and Adjusted FFO. The hotel generated $14.4 million of Hotel Adjusted EBITDA during the year ended December 31, 2014.
Lexington Hotel Refinancing
The Company amended its existing $170.4 million mortgage loan secured by the Lexington Hotel New York City in October 2014. The amended loan bears interest at an initial floating rate of LIBOR plus 275 basis points, and features a pricing grid that further reduces the spread to as low as 175 basis points upon achieving certain hotel cash flow hurdles. The reduced borrowing cost is expected to save the Company more than $1.5 million in annual interest expense. The amended loan extends the term of the loan by 30 months.
ATM Equity Offering Program
The Company issued common stock under its “at-the-market” equity offering program beginning in November 2014. As of December 31, 2014, the Company sold 4,217,560 shares of its common stock at an average price of $15.12 for net proceeds of $63.1 million. Subsequent to December 31, 2014, the Company sold an additional 524,606 shares of its common stock at an average price of $15.18 for net proceeds of $7.9 million. The average price of the shares sold to date under the program is $15.13 and represents a valuation of over 16.5 times 2014 Adjusted EBITDA.
Shorebreak Hotel Acquisition
The Company acquired the 157-room Shorebreak Hotel located in Huntington Beach, California for $58.5 million
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on February 6, 2015. The purchase price represents a 12.8 multiple on projected 2015 Hotel Adjusted EBITDA. In conjunction with the acquisition, the Company entered into a new management agreement with Kimpton Hotel and Restaurant Group LLC to operate the hotel.
Capital Expenditures
The Company spent approximately $62.6 million on capital improvements at its hotels in 2014. The majority of the capital improvements related to the substantial completion of the comprehensive renovations of the Westin Washington D.C. City Center, Westin San Diego, Hilton Boston and Hilton Burlington, as well as the guest room renovation at the Hilton Minneapolis.
The Company expects to spend approximately $85 million on capital improvements at its hotels in 2015, which includes carryover from 2014 projects. Significant projects in 2015 include the addition of 41 rooms at the Hilton Boston Downtown and a partial guestroom renovation at the Chicago Marriott Downtown.
Balance Sheet
As of December 31, 2014, the Company had $144.4 million of unrestricted cash on hand and approximately $1.0 billion of total debt, which consisted solely of property-specific mortgage debt and no outstanding borrowings on the Company's $200 million senior unsecured credit facility. The Company has approximately $145 million of mortgage debt maturities in 2015 with an average interest rate of 5.8%. The Company anticipates addressing these maturities with a combination of refinancing proceeds from existing encumbered hotels, proceeds from new mortgage debt on unencumbered hotels, proceeds from the disposition of non-core hotels, capacity under its $200 million senior unsecured credit facility and existing cash balances.
Dividends
The Company’s Board of Directors declared a quarterly dividend of $0.1025 per share to stockholders of record as of December 31, 2014. The dividend was paid on January 12, 2015. The Company increased its quarterly dividend for 2015 by 22% and its Board of Directors declared a dividend of $0.125 per share for stockholders of record as of March 31, 2015.
Outlook and Guidance
The Company has provided annual guidance for 2015, but does not undertake to update it for any developments in its business. Achievement of the anticipated results is subject to the risks disclosed in the Company’s filings with the U.S. Securities and Exchange Commission. Pro Forma RevPAR and Pro Forma Hotel Adjusted EBITDA margin growth assume that all of the Company's 28 hotels were owned since January 1, 2014 and exclude the Hilton Garden Inn Times Square Central for the period from January 1, 2014 to August 31, 2014, since the hotel opened on September 1, 2014.
Based on the above assumptions, the Company expects its full year 2015 results to be as follows:
Metric | Low End | High End | |
Pro Forma RevPAR Growth | 6 percent | 7 percent | |
Adjusted EBITDA | $262 million | $272 million | |
Adjusted FFO | $201 million | $207 million | |
Adjusted FFO per share (based on 201 million shares) | $1.00 per share | $1.03 per share | |
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The midpoint of the guidance range above implies Hotel Adjusted EBITDA margin growth of approximately 100 basis points. In addition, the Company expects corporate expenses to be between $23.5 million and $24.0 million in 2015. The Company expects 16.5% to 17.5% of full year 2015 Adjusted EBITDA to be earned during the first quarter of 2015.
The following table is presented to provide investors with selected quarterly Pro Forma operating information for 2014. The operating information assumes that all of the Company's 28 hotels were owned since January 1, 2014 and excludes the Hilton Garden Inn Times Square Central for the period from January 1, 2014 to August 31, 2014, since the hotel opened for business on September 1, 2014.
Quarter 1, 2014 | Quarter 2, 2014 | Quarter 3, 2014 | Quarter 4, 2014 | Full Year 2014 | |||||||||||
RevPAR | $ | 139.75 | $ | 173.75 | $ | 173.03 | $ | 159.42 | $ | 161.57 | |||||
Revenues (in thousands) | $ | 191,617 | $ | 229,384 | $ | 222,515 | $ | 212,801 | $ | 856,317 | |||||
Hotel Adjusted EBITDA (in thousands) | $ | 46,011 | $ | 75,368 | $ | 69,102 | $ | 62,001 | $ | 252,482 | |||||
% of full Year | 18.2 | % | 29.9 | % | 27.4 | % | 24.5 | % | 100.0 | % | |||||
Hotel Adjusted EBITDA Margin | 24.01 | % | 32.86 | % | 31.05 | % | 29.14 | % | 29.48 | % | |||||
Available Rooms | 936,270 | 946,673 | 957,076 | 957,076 | 3,797,095 | ||||||||||
Earnings Call
The Company will host a conference call to discuss its fourth quarter and full year results on Tuesday, February 24, 2015, at 10:00 a.m. Eastern Time (ET). To participate in the live call, investors are invited to dial 877-280-4960 (for domestic callers) or 857-244-7317 (for international callers). The participant passcode is 49928360. A live webcast of the call will be available via the investor relations section of DiamondRock Hospitality Company’s website at www.drhc.com or www.earnings.com. A replay of the webcast will also be archived on the website for thirty days.
About the Company
DiamondRock Hospitality Company is a self-advised real estate investment trust (REIT) that is an owner of a leading portfolio of geographically diversified hotels concentrated in top gateway markets and destination resort locations. The Company owns 28 premium quality hotels with over 10,700 rooms. The Company has strategically positioned its hotels to generally be operated under the leading global brands such as Hilton, Marriott, and Westin, as well as boutique hotels in the lifestyle segment. For further information on the Company and its portfolio, please visit DiamondRock Hospitality Company’s website at www.drhc.com.
This press release contains forward-looking statements within the meaning of federal securities laws and regulations. These forward-looking statements are identified by their use of terms and phrases such as “believe,” “expect,” “intend,” “project,” “forecast,” “plan” and other similar terms and phrases, including references to assumptions and forecasts of future results. Forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause the actual results to differ materially from those anticipated at the time the forward-looking statements are made. These risks include, but are not limited to: national and local economic and business conditions, including the potential for additional terrorist attacks, that will affect occupancy rates at the Company’s hotels and the demand for hotel products and services; operating risks associated with the hotel business; risks associated with the level of the Company’s indebtedness; relationships with property managers; the ability to compete effectively in areas such as access, location, quality of accommodations and room rate structures; changes in travel patterns, taxes and government regulations which influence or determine wages, prices, construction procedures and costs; and other risk factors contained in the Company’s filings with the Securities and Exchange Commission. Although the Company believes the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be attained or that any deviation will not be material. All information in this release is as of the date of this release, and the Company undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in the Company’s expectations.
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DIAMONDROCK HOSPITALITY COMPANY
CONSOLIDATED BALANCE SHEETS
CONSOLIDATED BALANCE SHEETS
(in thousands, except share and per share amounts)
December 31, 2014 | December 31, 2013 | ||||||
(unaudited) | |||||||
ASSETS | |||||||
Property and equipment, net | $ | 2,764,393 | $ | 2,567,533 | |||
Deferred financing costs, net | 8,023 | 7,702 | |||||
Restricted cash | 74,730 | 89,106 | |||||
Due from hotel managers | 79,827 | 69,353 | |||||
Note receivable | — | 50,084 | |||||
Favorable lease assets, net | 34,274 | 39,936 | |||||
Prepaid and other assets (1) | 52,739 | 79,474 | |||||
Cash and cash equivalents | 144,365 | 144,584 | |||||
Total assets | $ | 3,158,351 | $ | 3,047,772 | |||
LIABILITIES AND STOCKHOLDERS’ EQUITY | |||||||
Liabilities: | |||||||
Mortgage debt | $ | 1,038,330 | $ | 1,091,861 | |||
Senior unsecured credit facility | — | — | |||||
Total debt | 1,038,330 | 1,091,861 | |||||
Deferred income related to key money, net | 21,561 | 23,707 | |||||
Unfavorable contract liabilities, net | 76,220 | 78,093 | |||||
Due to hotel managers | 59,169 | 54,225 | |||||
Dividends declared and unpaid | 20,922 | 16,981 | |||||
Accounts payable and accrued expenses (2) | 113,162 | 102,214 | |||||
Total other liabilities | 291,034 | 275,220 | |||||
Stockholders’ Equity: | |||||||
Preferred stock, $0.01 par value; 10,000,000 shares authorized; no shares issued and outstanding | — | — | |||||
Common stock, $0.01 par value; 400,000,000 shares authorized; 199,964,041 and 195,470,791 shares issued and outstanding at December 31, 2014 and December 31, 2013, respectively | 2,000 | 1,955 | |||||
Additional paid-in capital | 2,045,755 | 1,979,613 | |||||
Accumulated deficit | (218,768 | ) | (300,877 | ) | |||
Total stockholders’ equity | 1,828,987 | 1,680,691 | |||||
Total liabilities and stockholders’ equity | $ | 3,158,351 | $ | 3,047,772 | |||
(1) Includes $40.5 million of deferred tax assets, $4.9 million of prepaid expenses and $7.3 million of other assets as of December 31, 2014.
(2) Includes $64.8 million of deferred ground rent, $17.2 million of deferred tax liabilities, $11.7 million of accrued property taxes, $6.2 million of accrued capital expenditures and $13.3 million of other accrued liabilities as of December 31, 2014.
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DIAMONDROCK HOSPITALITY COMPANY
CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except per share amounts)
Three Months Ended December 31, | Year Ended December 31, | ||||||||||||||
2014 | 2013 | 2014 | 2013 | ||||||||||||
(unaudited) | (unaudited) | (unaudited) | |||||||||||||
Revenues: | |||||||||||||||
Rooms | $ | 162,999 | $ | 142,864 | $ | 628,870 | $ | 558,751 | |||||||
Food and beverage | 48,780 | 47,239 | 195,077 | 193,043 | |||||||||||
Other | 11,848 | 11,364 | 48,915 | 47,894 | |||||||||||
Total revenues | 223,627 | 201,467 | 872,862 | 799,688 | |||||||||||
Operating Expenses: | |||||||||||||||
Rooms | 41,088 | 38,573 | 162,870 | 151,040 | |||||||||||
Food and beverage | 33,547 | 33,194 | 135,402 | 136,454 | |||||||||||
Management fees | 7,945 | 6,621 | 30,027 | 25,546 | |||||||||||
Other hotel expenses | 75,492 | 71,241 | 295,826 | 284,523 | |||||||||||
Depreciation and amortization | 24,074 | 25,374 | 99,650 | 103,895 | |||||||||||
Hotel acquisition costs | 898 | — | 2,177 | — | |||||||||||
Corporate expenses | 6,387 | 4,971 | 22,267 | 23,072 | |||||||||||
Gain on insurance proceeds | — | — | (1,825 | ) | — | ||||||||||
Gain on litigation settlement, net | — | — | (10,999 | ) | — | ||||||||||
Total operating expenses | 189,431 | 179,974 | 735,395 | 724,530 | |||||||||||
Operating income | 34,196 | 21,493 | 137,467 | 75,158 | |||||||||||
Interest income | (151 | ) | (1,724 | ) | (3,027 | ) | (6,328 | ) | |||||||
Interest expense | 14,462 | 14,769 | 58,278 | 57,279 | |||||||||||
Gain on sales of hotel property | (49,719 | ) | — | (50,969 | ) | — | |||||||||
Loss on early extinguishment of debt | 1,555 | 1,492 | 1,616 | 1,492 | |||||||||||
Gain on hotel property acquisition | — | — | (23,894 | ) | — | ||||||||||
Gain on prepayment of note receivable | — | — | (13,550 | ) | — | ||||||||||
Total other (income) expenses, net | (33,853 | ) | 14,537 | (31,546 | ) | 52,443 | |||||||||
Income from continuing operations before income taxes | 68,049 | 6,956 | 169,013 | 22,715 | |||||||||||
Income tax (expense) benefit | (4,433 | ) | (128 | ) | (5,636 | ) | 1,113 | ||||||||
Income from continuing operations | 63,616 | 6,828 | 163,377 | 23,828 | |||||||||||
Income from discontinued operations, net of taxes | — | 22,727 | — | 25,237 | |||||||||||
Net income | $ | 63,616 | $ | 29,555 | $ | 163,377 | $ | 49,065 | |||||||
Basic and diluted earnings per share: | |||||||||||||||
Continuing operations | $ | 0.32 | $ | 0.03 | $ | 0.83 | $ | 0.12 | |||||||
Discontinued operations | — | 0.12 | — | 0.13 | |||||||||||
Basic and diluted earnings per share | $ | 0.32 | $ | 0.15 | $ | 0.83 | $ | 0.25 | |||||||
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Non-GAAP Financial Measures
We use the following non-GAAP financial measures that we believe are useful to investors as key measures of our operating performance: EBITDA, Adjusted EBITDA, FFO and Adjusted FFO. These measures should not be considered in isolation or as a substitute for measures of performance in accordance with GAAP. EBITDA, Adjusted EBITDA, FFO and Adjusted FFO, as calculated by us, may not be comparable to other companies that do not define such terms exactly as the Company.
EBITDA and FFO
EBITDA represents net income excluding: (1) interest expense; (2) provision for income taxes, including income taxes applicable to sale of assets; and (3) depreciation and amortization. We believe EBITDA is useful to an investor in evaluating our operating performance because it helps investors evaluate and compare the results of our operations from period to period by removing the impact of our capital structure (primarily interest expense) and our asset base (primarily depreciation and amortization) from our operating results. In addition, covenants included in our indebtedness use EBITDA as a measure of financial compliance. We also use EBITDA as one measure in determining the value of hotel acquisitions and dispositions.
The Company computes FFO in accordance with standards established by NAREIT, which defines FFO as net income determined in accordance with GAAP, excluding gains or losses from sales of properties and impairment losses, plus depreciation and amortization. The Company believes that the presentation of FFO provides useful information to investors regarding its operating performance because it is a measure of the Company's operations without regard to specified non-cash items, such as real estate depreciation and amortization and gain or loss on sale of assets. The Company also uses FFO as one measure in assessing its results.
Adjustments to EBITDA and FFO
We adjust EBITDA and FFO when evaluating our performance because we believe that the exclusion of certain additional recurring and non-recurring items described below provides useful supplemental information to investors regarding our ongoing operating performance and that the presentation of Adjusted EBITDA and Adjusted FFO, when combined with GAAP net income, EBITDA and FFO, is beneficial to an investor's complete understanding of our operating performance. We adjust EBITDA and FFO for the following items:
• | Non-Cash Ground Rent: We exclude the non-cash expense incurred from the straight line recognition of rent from our ground lease obligations and the non-cash amortization of our favorable lease assets. |
• | Non-Cash Amortization of Favorable and Unfavorable Contracts: We exclude the non-cash amortization of the favorable management contract assets recorded in conjunction with our acquisitions of the Westin Washington D.C. City Center, Westin San Diego, and Hilton Burlington and the non-cash amortization of the unfavorable contract liabilities recorded in conjunction with our acquisitions of the Bethesda Marriott Suites, the Chicago Marriott Downtown, the Renaissance Charleston and the Lexington Hotel New York. The amortization of the favorable and unfavorable contracts does not reflect the underlying operating performance of our hotels. |
• | Cumulative Effect of a Change in Accounting Principle: Infrequently, the Financial Accounting Standards Board (FASB) promulgates new accounting standards that require the consolidated statement of operations to reflect the cumulative effect of a change in accounting principle. We exclude the effect of these one-time adjustments because they do not reflect our actual performance for that period. |
• | Gains or Losses from Early Extinguishment of Debt: We exclude the effect of gains or losses recorded on the early extinguishment of debt because we believe they do not accurately reflect the underlying performance of the Company. |
• | Acquisition Costs: We exclude acquisition transaction costs expensed during the period because we believe they do not reflect the underlying performance of the Company. |
• | Allerton Loan: We exclude the gain from the prepayment of the loan in 2014. Prior to the prepayment, cash payments received during 2010 and 2011 that were included in Adjusted EBITDA and Adjusted FFO and reduced the carrying basis of the loan were deducted from Adjusted EBITDA and Adjusted FFO, calculated based on a straight-line basis over the anticipated term of the loan. |
• | Other Non-Cash and /or Unusual Items: From time to time we incur costs or realize gains that we do not believe reflect the underlying performance of the Company. Such items include, but are not limited to, pre-opening costs, contract termination fees, severance costs, and gains from legal settlements, bargain purchase gains, and insurance proceeds. |
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In addition, to derive Adjusted EBITDA we exclude gains or losses on dispositions and impairment losses because we believe that including them in EBITDA does not reflect the ongoing performance of our hotels. Additionally, the gains or losses on dispositions and impairment losses represent either accelerated depreciation or excess depreciation in previous periods, and depreciation is excluded from EBITDA.
In addition, to derive Adjusted FFO we exclude any fair value adjustments to debt instruments. Specifically, we exclude the impact of the non-cash amortization of the debt premium recorded in conjunction with the acquisition of the JW Marriott Denver at Cherry Creek and fair market value adjustments to the Company's interest rate cap agreement.
The following tables are reconciliations of our GAAP net income to EBITDA and Adjusted EBITDA (in thousands):
Fourth Quarter | Full Year | ||||||||||||||
2014 | 2013 | 2014 | 2013 | ||||||||||||
Net income | $ | 63,616 | $ | 29,555 | $ | 163,377 | $ | 49,065 | |||||||
Interest expense | 14,462 | 14,769 | 58,278 | 57,279 | |||||||||||
Income tax expense (benefit) (1) | 4,433 | 928 | 5,636 | (16 | ) | ||||||||||
Real estate related depreciation and amortization (2) | 24,074 | 25,374 | 99,650 | 105,655 | |||||||||||
EBITDA | 106,585 | 70,626 | 326,941 | 211,983 | |||||||||||
Non-cash ground rent | 1,573 | 1,677 | 6,453 | 6,787 | |||||||||||
Non-cash amortization of favorable and unfavorable contract liabilities, net | (353 | ) | (424 | ) | (1,410 | ) | (1,487 | ) | |||||||
Gain on sales of hotel property | (49,719 | ) | (22,733 | ) | (50,969 | ) | (22,733 | ) | |||||||
Gain on hotel property acquisition | — | — | (23,894 | ) | — | ||||||||||
Loss on early extinguishment of debt | 1,555 | 1,492 | 1,616 | 1,492 | |||||||||||
Gain on insurance proceeds | — | — | (1,825 | ) | — | ||||||||||
Gain on litigation settlement (3) | — | — | (10,999 | ) | — | ||||||||||
Gain on prepayment of note receivable | — | — | (13,550 | ) | — | ||||||||||
Reversal of previously recognized Allerton income | — | (291 | ) | (453 | ) | (1,163 | ) | ||||||||
Write-off of key money | — | (1,082 | ) | — | (1,082 | ) | |||||||||
Hotel acquisition costs | 898 | — | 2,177 | — | |||||||||||
Pre-opening costs (4) | 286 | — | 953 | — | |||||||||||
Severance costs (5) | (53 | ) | — | 736 | 3,065 | ||||||||||
Adjusted EBITDA | $ | 60,772 | $ | 49,265 | $ | 235,776 | $ | 196,862 | |||||||
(1) | Includes $0.8 million and $1.1 million of income tax expense reported in discontinued operations for the three months and year ended December 31, 2013, respectively. |
(2) | Includes $1.8 million of depreciation expense reported in discontinued operations for the year ended December 31, 2013. |
(3) | Includes $14.0 million of settlement proceeds, net of a $1.2 million contingency fee paid to our legal counsel and $1.8 million of legal fees and other costs incurred over the course of the legal proceedings for year ended December 31, 2014. The $1.8 million of legal fees and other costs were previously recorded as corporate expenses and the repayment of those costs through the settlement proceeds is recorded as a reduction of corporate expenses. |
(4) | Classified as other hotel expenses on the consolidated statements of operations. |
(5) | Classified as corporate expenses on the consolidated statements of operations. |
9
Full Year 2015 Guidance | |||||||
Low End | High End | ||||||
Net income | $ | 97,600 | $ | 102,600 | |||
Interest expense | 52,800 | 52,300 | |||||
Income tax expense | 8,000 | 12,500 | |||||
Real estate related depreciation and amortization | 99,000 | 100,000 | |||||
EBITDA | 257,400 | 267,400 | |||||
Non-cash ground rent | 5,700 | 5,700 | |||||
Non-cash amortization of favorable and unfavorable contracts, net | (1,400 | ) | (1,400 | ) | |||
Hotel acquisition costs | 300 | 300 | |||||
Adjusted EBITDA | $ | 262,000 | $ | 272,000 | |||
The following tables are reconciliations of our GAAP net income to FFO and Adjusted FFO (in thousands):
Three Months Ended December 31, | Year Ended December 31, | ||||||||||||||
2014 | 2013 | 2014 | 2013 | ||||||||||||
Net income | $ | 63,616 | $ | 29,555 | $ | 163,377 | $ | 49,065 | |||||||
Real estate related depreciation and amortization (1) | 24,074 | 25,374 | 99,650 | 105,655 | |||||||||||
Gain on sale of hotel property | (49,719 | ) | (22,733 | ) | (50,969 | ) | (22,733 | ) | |||||||
FFO | 37,971 | 32,196 | 212,058 | 131,987 | |||||||||||
Non-cash ground rent | 1,573 | 1,677 | 6,453 | 6,787 | |||||||||||
Non-cash amortization of unfavorable contract liabilities, net | (353 | ) | (424 | ) | (1,410 | ) | (1,487 | ) | |||||||
Gain on hotel property acquisition | — | — | (23,894 | ) | — | ||||||||||
Loss on early extinguishment of debt | 1,555 | 1,492 | 1,616 | 1,492 | |||||||||||
Gain on insurance proceeds | — | — | (1,825 | ) | — | ||||||||||
Gain on litigation settlement (2) | — | — | (10,999 | ) | — | ||||||||||
Gain on prepayment of note receivable | — | — | (13,550 | ) | — | ||||||||||
Hotel acquisition costs | 898 | — | 2,177 | — | |||||||||||
Pre-opening costs | 286 | — | 953 | — | |||||||||||
Reversal of previously recognized Allerton income | — | (291 | ) | (453 | ) | (1,163 | ) | ||||||||
Write-off of key money | — | (1,082 | ) | — | (1,082 | ) | |||||||||
Severance costs | (53 | ) | — | 736 | 3,065 | ||||||||||
Fair value adjustments to debt instruments | (90 | ) | (65 | ) | (355 | ) | (298 | ) | |||||||
Adjusted FFO | $ | 41,787 | $ | 33,503 | $ | 171,507 | $ | 139,301 | |||||||
Adjusted FFO per share | $ | 0.21 | $ | 0.17 | $ | 0.87 | $ | 0.71 | |||||||
(1) | Includes $1.8 million of depreciation expense reported in discontinued operations for the year ended December 31, 2013. |
(2) | Includes $14.0 million of settlement proceeds, net of a $1.2 million contingency fee paid to our legal counsel and $1.8 million of legal fees and other costs incurred over the course of the legal proceedings for the year ended December 31, 2014. The $1.8 million of legal fees and other costs were previously recorded as corporate expenses and the repayment of those costs through the settlement proceeds is recorded as a reduction of corporate expenses. |
10
Full Year 2015 Guidance | |||||||
Low End | High End | ||||||
Net income | $ | 97,600 | $ | 102,600 | |||
Real estate related depreciation and amortization | 99,000 | 100,000 | |||||
FFO | 196,600 | 202,600 | |||||
Non-cash ground rent | 5,700 | 5,700 | |||||
Non-cash amortization of favorable and unfavorable contracts, net | (1,400 | ) | (1,400 | ) | |||
Hotel acquisition costs | 300 | 300 | |||||
Fair value adjustments to debt instruments | (200 | ) | (200 | ) | |||
Adjusted FFO | $ | 201,000 | $ | 207,000 | |||
Adjusted FFO per share | $ | 1.00 | $ | 1.03 | |||
Use and Limitations of Non-GAAP Financial Measures
Our management and Board of Directors use EBITDA, Adjusted EBITDA, FFO and Adjusted FFO to evaluate the performance of our hotels and to facilitate comparisons between us and other lodging REITs, hotel owners who are not REITs and other capital intensive companies. The use of these non-GAAP financial measures has certain limitations. These non-GAAP financial measures as presented by us, may not be comparable to non-GAAP financial measures as calculated by other real estate companies. These measures do not reflect certain expenses or expenditures that we incurred and will incur, such as depreciation, interest and capital expenditures. We compensate for these limitations by separately considering the impact of these excluded items to the extent they are material to operating decisions or assessments of our operating performance. Our reconciliations to the most comparable GAAP financial measures, and our consolidated statements of operations and cash flows, include interest expense, capital expenditures, and other excluded items, all of which should be considered when evaluating our performance, as well as the usefulness of our non-GAAP financial measures.
These non-GAAP financial measures are used in addition to and in conjunction with results presented in accordance with GAAP. They should not be considered as alternatives to operating profit, cash flow from operations, or any other operating performance measure prescribed by GAAP. These non-GAAP financial measures reflect additional ways of viewing our operations that we believe, when viewed with our GAAP results and the reconciliations to the corresponding GAAP financial measures, provide a more complete understanding of factors and trends affecting our business than could be obtained absent this disclosure. We strongly encourage investors to review our financial information in its entirety and not to rely on a single financial measure.
Certain Definitions
In this release, when we discuss “Hotel Adjusted EBITDA,” we exclude from Hotel EBITDA the non-cash expense incurred by the hotels due to the straight lining of the rent from our ground lease obligations, the non-cash amortization of our favorable lease assets and other contracts, and the non-cash amortization of our unfavorable contract liabilities. Hotel EBITDA represents hotel net income excluding: (1) interest expense; (2) income taxes; and (3) depreciation and amortization. Hotel Adjusted EBITDA margins are calculated as Hotel Adjusted EBITDA divided by total hotel revenues. Net debt is calculated as total debt outstanding less unrestricted cash.
11
DIAMONDROCK HOSPITALITY COMPANY
HOTEL OPERATING DATA
Schedule of Property Level Results - Pro Forma (1)
(unaudited and in thousands)
Three Months Ended December 31, | Year Ended December 31, | ||||||||||||||||||||
2014 | 2013 | % Change | 2014 | 2013 | % Change | ||||||||||||||||
Revenues: | |||||||||||||||||||||
Rooms | $ | 150,484 | $ | 138,908 | 8.3 | % | $ | 603,739 | $ | 540,310 | 11.7 | % | |||||||||
Food and beverage | 48,174 | 45,005 | 7.0 | % | 192,670 | 181,851 | 5.9 | % | |||||||||||||
Other | 11,019 | 10,356 | 6.4 | % | 45,560 | 42,916 | 6.2 | % | |||||||||||||
Total revenues | 209,677 | 194,269 | 7.9 | % | 841,969 | 765,077 | 10.1 | % | |||||||||||||
Operating Expenses: | |||||||||||||||||||||
Rooms departmental expenses | $ | 37,830 | $ | 36,151 | 4.6 | % | $ | 152,891 | $ | 141,034 | 8.4 | % | |||||||||
Food and beverage departmental expenses | 32,494 | 30,827 | 5.4 | % | 131,558 | 126,758 | 3.8 | % | |||||||||||||
Other direct departmental | 4,709 | 4,540 | 3.7 | % | 18,451 | 19,131 | (3.6 | )% | |||||||||||||
General and administrative | 16,629 | 16,100 | 3.3 | % | 65,535 | 61,443 | 6.7 | % | |||||||||||||
Utilities | 6,474 | 6,309 | 2.6 | % | 26,941 | 27,287 | (1.3 | )% | |||||||||||||
Repairs and maintenance | 8,991 | 8,977 | 0.2 | % | 35,753 | 35,026 | 2.1 | % | |||||||||||||
Sales and marketing | 15,123 | 14,122 | 7.1 | % | 58,434 | 52,752 | 10.8 | % | |||||||||||||
Franchise fees | 4,052 | 3,327 | 21.8 | % | 15,448 | 12,435 | 24.2 | % | |||||||||||||
Base management fees | 5,181 | 4,793 | 8.1 | % | 20,803 | 18,516 | 12.4 | % | |||||||||||||
Incentive management fees | 2,473 | 1,672 | 47.9 | % | 8,347 | 6,222 | 34.2 | % | |||||||||||||
Property taxes | 9,454 | 9,295 | 1.7 | % | 38,847 | 39,443 | (1.5 | )% | |||||||||||||
Ground rent | 3,733 | 3,639 | 2.6 | % | 14,916 | 14,554 | 2.5 | % | |||||||||||||
Other fixed expenses | 2,317 | 2,558 | (9.4 | )% | 10,365 | 10,447 | (0.8 | )% | |||||||||||||
Pre-opening costs | 286 | — | 100.0 | % | 953 | — | 100.0 | % | |||||||||||||
Total hotel operating expenses | $ | 149,746 | $ | 142,310 | 5.2 | % | $ | 599,242 | $ | 565,048 | 6.1 | % | |||||||||
Hotel EBITDA | 59,931 | 51,959 | 15.3 | % | 242,727 | 200,029 | 21.3 | % | |||||||||||||
Non-cash ground rent | 1,573 | 1,569 | 0.3 | % | 6,330 | 6,356 | (0.4 | )% | |||||||||||||
Non-cash amortization of unfavorable contract liabilities | (353 | ) | (424 | ) | (16.7 | )% | (1,410 | ) | (1,487 | ) | (5.2 | )% | |||||||||
Pre-opening costs (2) | 286 | — | 100.0 | % | 953 | — | 100.0 | % | |||||||||||||
Hotel Adjusted EBITDA | $ | 61,437 | $ | 53,104 | 15.7 | % | $ | 248,600 | $ | 204,898 | 21.3 | % | |||||||||
(1) | Pro forma to include the results of operations of the Inn at Key West and the Westin Fort Lauderdale under previous ownership and exclude the Oak Brook Hills Resort and Los Angeles Airport Marriott, which were sold during 2014, and the Hilton Garden Inn Times Square Central, which opened for business on September 1, 2014. |
(2) | Classified as other hotel expenses on the consolidated statements of operations. |
12
Market Capitalization as of December 31, 2014 | ||||
(in thousands) | ||||
Enterprise Value | ||||
Common equity capitalization (at December 31, 2014 closing price of $14.87/share) | $ | 2,982,584 | ||
Consolidated debt | 1,038,330 | |||
Cash and cash equivalents | (144,365) | |||
Total enterprise value | $ | 3,876,549 | ||
Share Reconciliation | ||||
Common shares outstanding | 199,964 | |||
Unvested restricted stock held by management and employees | 514 | |||
Share grants under deferred compensation plan held by directors | 99 | |||
Combined shares outstanding | 200,577 | |||
Debt Summary as of December 31, 2014 | ||||||||||
(dollars in thousands) | ||||||||||
Property | Interest Rate | Term | Outstanding Principal | Maturity | ||||||
Courtyard Manhattan / Midtown East | 4.400% | Fixed | $ | 86,000 | August 2024 | |||||
Lexington Hotel New York | LIBOR + 2.50 | Variable | 170,368 | October 2017 (1) | ||||||
Renaissance Worthington | 5.400% | Fixed | 52,859 | July 2015 | ||||||
JW Marriott Denver at Cherry Creek | 6.470% | Fixed | 38,552 | July 2015 | ||||||
Frenchman’s Reef Marriott | 5.440% | Fixed | 56,595 | August 2015 | ||||||
Orlando Airport Marriott | 5.680% | Fixed | 55,925 | January 2016 | ||||||
Chicago Marriott Downtown | 5.975% | Fixed | 205,166 | April 2016 | ||||||
Courtyard Manhattan / Fifth Avenue | 6.480% | Fixed | 48,970 | June 2016 | ||||||
Salt Lake City Marriott Downtown | 4.250% | Fixed | 61,352 | November 2020 | ||||||
Hilton Minneapolis | 5.464% | Fixed | 92,732 | May 2021 | ||||||
Westin Washington D.C. City Center | 3.990% | Fixed | 70,635 | January 2023 | ||||||
The Lodge at Sonoma | 3.960% | Fixed | 30,058 | April 2023 | ||||||
Westin San Diego | 3.940% | Fixed | 68,937 | April 2023 | ||||||
Debt premium (2) | 181 | |||||||||
Total mortgage debt | $ | 1,038,330 | ||||||||
Senior unsecured credit facility | LIBOR + 1.90 | Variable | — | January 2017 (3) | ||||||
Total debt | $ | 1,038,330 | ||||||||
(1) The loan may be extended for two additional one-year terms subject to the satisfaction of certain conditions and the payment of an extension fee.
(2) Non-cash GAAP adjustment recorded upon the assumption of the mortgage loan secured by the JW Marriott Denver Cherry Creek.
(3) The credit facility may be extended for an additional year upon the payment of applicable fees and the satisfaction of certain customary conditions.
13
Pro Forma Operating Statistics – Fourth Quarter | |||||||||||||||||||||||||||||||
ADR | Occupancy | RevPAR | Hotel Adjusted EBITDA Margin | ||||||||||||||||||||||||||||
4Q 2014 | 4Q 2013 | B/(W) | 4Q 2014 | 4Q 2013 | B/(W) | 4Q 2014 | 4Q 2013 | B/(W) | 4Q 2014 | 4Q 2013 | B/(W) | ||||||||||||||||||||
Atlanta Alpharetta Marriott | $ | 156.78 | $ | 148.33 | 5.7 | % | 70.6 | % | 69.0 | % | 1.6 | % | $ | 110.73 | $ | 102.37 | 8.2 | % | 33.14 | % | 37.41 | % | -427 bps | ||||||||
Bethesda Marriott Suites | $ | 167.41 | $ | 152.65 | 9.7 | % | 67.7 | % | 66.9 | % | 0.8 | % | $ | 113.37 | $ | 102.19 | 10.9 | % | 27.94 | % | 23.43 | % | 451 bps | ||||||||
Boston Westin | $ | 253.31 | $ | 235.69 | 7.5 | % | 62.1 | % | 64.4 | % | (2.3 | )% | $ | 157.19 | $ | 151.71 | 3.6 | % | 29.38 | % | 26.14 | % | 324 bps | ||||||||
Hilton Boston Downtown | $ | 273.43 | $ | 246.06 | 11.1 | % | 77.9 | % | 71.7 | % | 6.2 | % | $ | 213.00 | $ | 176.35 | 20.8 | % | 35.89 | % | 28.36 | % | 753 bps | ||||||||
Hilton Burlington | $ | 167.53 | $ | 153.42 | 9.2 | % | 70.3 | % | 70.5 | % | (0.2 | )% | $ | 117.74 | $ | 108.16 | 8.9 | % | 35.68 | % | 35.57 | % | 11 bps | ||||||||
Renaissance Charleston | $ | 206.57 | $ | 194.86 | 6.0 | % | 90.4 | % | 86.7 | % | 3.7 | % | $ | 186.70 | $ | 168.96 | 10.5 | % | 35.97 | % | 37.01 | % | -104 bps | ||||||||
Hilton Garden Inn Chelsea | $ | 254.58 | $ | 258.71 | (1.6 | )% | 93.9 | % | 93.9 | % | — | % | $ | 239.01 | $ | 242.95 | (1.6 | )% | 38.86 | % | 48.34 | % | -948 bps | ||||||||
Chicago Marriott | $ | 220.43 | $ | 207.30 | 6.3 | % | 73.0 | % | 75.0 | % | (2.0 | )% | $ | 160.91 | $ | 155.51 | 3.5 | % | 24.18 | % | 23.48 | % | 70 bps | ||||||||
Chicago Conrad | $ | 236.52 | $ | 223.92 | 5.6 | % | 83.6 | % | 77.8 | % | 5.8 | % | $ | 197.67 | $ | 174.24 | 13.4 | % | 35.18 | % | 34.46 | % | 72 bps | ||||||||
Courtyard Denver Downtown | $ | 189.64 | $ | 167.12 | 13.5 | % | 81.6 | % | 78.8 | % | 2.8 | % | $ | 154.80 | $ | 131.75 | 17.5 | % | 47.59 | % | 43.53 | % | 406 bps | ||||||||
Courtyard Fifth Avenue | $ | 304.92 | $ | 304.14 | 0.3 | % | 91.4 | % | 88.4 | % | 3.0 | % | $ | 278.78 | $ | 268.83 | 3.7 | % | 34.75 | % | 30.00 | % | 475 bps | ||||||||
Courtyard Midtown East | $ | 311.35 | $ | 307.83 | 1.1 | % | 92.4 | % | 88.3 | % | 4.1 | % | $ | 287.65 | $ | 271.68 | 5.9 | % | 39.95 | % | 41.16 | % | -121 bps | ||||||||
Fort Lauderdale Westin | $ | 175.14 | $ | 168.63 | 3.9 | % | 81.3 | % | 73.7 | % | 7.6 | % | $ | 142.40 | $ | 124.35 | 14.5 | % | 20.03 | % | 17.88 | % | 215 bps | ||||||||
Frenchman's Reef | $ | 230.72 | $ | 227.75 | 1.3 | % | 79.3 | % | 76.3 | % | 3.0 | % | $ | 183.02 | $ | 173.68 | 5.4 | % | 16.90 | % | 16.11 | % | 79 bps | ||||||||
JW Marriott Denver Cherry Creek | $ | 253.39 | $ | 234.65 | 8.0 | % | 79.8 | % | 78.6 | % | 1.2 | % | $ | 202.30 | $ | 184.49 | 9.7 | % | 30.70 | % | 30.13 | % | 57 bps | ||||||||
Inn at Key West | $ | 199.53 | $ | 179.11 | 11.4 | % | 88.5 | % | 87.1 | % | 1.4 | % | $ | 176.53 | $ | 155.97 | 13.2 | % | 52.18 | % | 48.73 | % | 345 bps | ||||||||
Lexington Hotel New York | $ | 279.30 | $ | 268.22 | 4.1 | % | 96.6 | % | 87.7 | % | 8.9 | % | $ | 269.92 | $ | 235.30 | 14.7 | % | 38.74 | % | 28.59 | % | 1015 bps | ||||||||
Hilton Minneapolis | $ | 142.59 | $ | 147.35 | (3.2 | )% | 65.7 | % | 64.2 | % | 1.5 | % | $ | 93.63 | $ | 94.60 | (1.0 | )% | 18.68 | % | 22.63 | % | -395 bps | ||||||||
Orlando Airport Marriott | $ | 104.97 | $ | 96.68 | 8.6 | % | 78.9 | % | 76.6 | % | 2.3 | % | $ | 82.77 | $ | 74.07 | 11.7 | % | 24.38 | % | 24.80 | % | -42 bps | ||||||||
Hotel Rex | $ | 226.66 | $ | 181.95 | 24.6 | % | 83.6 | % | 83.2 | % | 0.4 | % | $ | 189.52 | $ | 151.38 | 25.2 | % | 35.87 | % | 27.24 | % | 863 bps | ||||||||
Salt Lake City Marriott | $ | 144.64 | $ | 138.71 | 4.3 | % | 64.8 | % | 58.8 | % | 6.0 | % | $ | 93.79 | $ | 81.59 | 15.0 | % | 27.70 | % | 23.79 | % | 391 bps | ||||||||
The Lodge at Sonoma | $ | 263.44 | $ | 250.39 | 5.2 | % | 78.8 | % | 69.4 | % | 9.4 | % | $ | 207.62 | $ | 173.77 | 19.5 | % | 26.81 | % | 25.71 | % | 110 bps | ||||||||
Hilton Garden Inn Times Square Central | $ | 282.51 | N/A | N/A | 99.0 | % | N/A | N/A | $ | 279.67 | N/A | N/A | 54.63 | % | N/A | N/A | |||||||||||||||
Vail Marriott | $ | 260.15 | $ | 296.20 | (12.2 | )% | 50.2 | % | 55.6 | % | (5.4 | )% | $ | 130.61 | $ | 164.69 | (20.7 | )% | 22.50 | % | 30.01 | % | -751 bps | ||||||||
Westin San Diego | $ | 160.22 | $ | 150.16 | 6.7 | % | 75.0 | % | 69.5 | % | 5.5 | % | $ | 120.08 | $ | 104.29 | 15.1 | % | 30.09 | % | 19.62 | % | 1047 bps | ||||||||
Westin Washington D.C. City Center | $ | 214.54 | $ | 203.40 | 5.5 | % | 72.6 | % | 60.0 | % | 12.6 | % | $ | 155.77 | $ | 121.98 | 27.7 | % | 29.79 | % | 28.26 | % | 153 bps | ||||||||
Renaissance Worthington | $ | 176.80 | $ | 169.94 | 4.0 | % | 64.5 | % | 66.4 | % | (1.9 | )% | $ | 114.08 | $ | 112.77 | 1.2 | % | 29.71 | % | 30.19 | % | -48 bps | ||||||||
Pro Forma Total (1) | $ | 212.71 | $ | 203.57 | 4.5 | % | 75.1 | % | 72.4 | % | 2.7 | % | $ | 159.64 | $ | 147.43 | 8.3 | % | 29.30 | % | 27.34 | % | 196 bps | ||||||||
(1) Excludes the Los Angeles Airport Marriott, which was sold in 2014, and the Hilton Garden Inn Times Square Central, which opened for business on September 1, 2014. Includes operating results for all other hotels assuming they were owned since January 1, 2013.
14
Pro Forma Operating Statistics – Full Year | |||||||||||||||||||||||||||||||
ADR | Occupancy | RevPAR | Hotel Adjusted EBITDA Margin | ||||||||||||||||||||||||||||
YTD 2014 | YTD 2013 | B/(W) | YTD 2014 | YTD 2013 | B/(W) | YTD 2014 | YTD 2013 | B/(W) | YTD 2014 | YTD 2013 | B/(W) | ||||||||||||||||||||
Atlanta Alpharetta Marriott | $ | 162.70 | $ | 148.12 | 9.8 | % | 71.2 | % | 73.8 | % | (2.6 | )% | $ | 115.77 | $ | 109.37 | 5.9 | % | 34.75 | % | 34.72 | % | 3 bps | ||||||||
Bethesda Marriott Suites | $ | 165.09 | $ | 161.18 | 2.4 | % | 66.3 | % | 61.9 | % | 4.4 | % | $ | 109.43 | $ | 99.71 | 9.7 | % | 25.30 | % | 23.00 | % | 230 bps | ||||||||
Boston Westin | $ | 231.05 | $ | 207.60 | 11.3 | % | 75.3 | % | 74.5 | % | 0.8 | % | $ | 174.09 | $ | 154.60 | 12.6 | % | 28.27 | % | 24.59 | % | 368 bps | ||||||||
Hilton Boston Downtown | $ | 257.70 | $ | 226.68 | 13.7 | % | 87.6 | % | 80.4 | % | 7.2 | % | $ | 225.75 | $ | 182.26 | 23.9 | % | 36.64 | % | 31.89 | % | 475 bps | ||||||||
Hilton Burlington | $ | 169.05 | $ | 159.43 | 6.0 | % | 75.4 | % | 74.1 | % | 1.3 | % | $ | 127.47 | $ | 118.16 | 7.9 | % | 40.47 | % | 39.87 | % | 60 bps | ||||||||
Renaissance Charleston | $ | 205.00 | $ | 191.27 | 7.2 | % | 90.8 | % | 87.5 | % | 3.3 | % | $ | 186.23 | $ | 167.31 | 11.3 | % | 34.79 | % | 35.05 | % | -26 bps | ||||||||
Hilton Garden Inn Chelsea | $ | 227.49 | $ | 231.99 | (1.9 | )% | 94.3 | % | 95.9 | % | (1.6 | )% | $ | 214.59 | $ | 222.51 | (3.6 | )% | 38.24 | % | 45.34 | % | -710 bps | ||||||||
Chicago Marriott | $ | 209.77 | $ | 205.83 | 1.9 | % | 75.0 | % | 76.2 | % | (1.2 | )% | $ | 157.30 | $ | 156.86 | 0.3 | % | 23.52 | % | 23.40 | % | 12 bps | ||||||||
Chicago Conrad | $ | 226.27 | $ | 217.76 | 3.9 | % | 83.4 | % | 81.6 | % | 1.8 | % | $ | 188.77 | $ | 177.61 | 6.3 | % | 34.53 | % | 32.14 | % | 239 bps | ||||||||
Courtyard Denver Downtown | $ | 188.52 | $ | 168.42 | 11.9 | % | 83.7 | % | 83.4 | % | 0.3 | % | $ | 157.72 | $ | 140.47 | 12.3 | % | 48.18 | % | 44.89 | % | 329 bps | ||||||||
Courtyard Fifth Avenue | $ | 280.14 | $ | 277.14 | 1.1 | % | 89.8 | % | 80.1 | % | 9.7 | % | $ | 251.54 | $ | 221.92 | 13.3 | % | 27.24 | % | 21.68 | % | 556 bps | ||||||||
Courtyard Midtown East | $ | 284.04 | $ | 275.73 | 3.0 | % | 91.2 | % | 82.3 | % | 8.9 | % | $ | 259.12 | $ | 226.81 | 14.2 | % | 34.35 | % | 31.66 | % | 269 bps | ||||||||
Fort Lauderdale Westin | $ | 179.83 | $ | 166.72 | 7.9 | % | 82.8 | % | 80.2 | % | 2.6 | % | $ | 148.94 | $ | 133.64 | 11.4 | % | 21.94 | % | 20.99 | % | 95 bps | ||||||||
Frenchman's Reef | $ | 242.12 | $ | 239.69 | 1.0 | % | 84.8 | % | 82.1 | % | 2.7 | % | $ | 205.28 | $ | 196.78 | 4.3 | % | 22.79 | % | 20.09 | % | 270 bps | ||||||||
JW Marriott Denver Cherry Creek | $ | 254.30 | $ | 239.27 | 6.3 | % | 82.4 | % | 80.4 | % | 2.0 | % | $ | 209.64 | $ | 192.39 | 9.0 | % | 32.31 | % | 30.38 | % | 193 bps | ||||||||
Inn at Key West | $ | 207.28 | $ | 187.86 | 10.3 | % | 88.9 | % | 85.7 | % | 3.2 | % | $ | 184.35 | $ | 161.08 | 14.4 | % | 53.52 | % | 51.27 | % | 225 bps | ||||||||
Lexington Hotel New York | $ | 246.72 | $ | 224.92 | 9.7 | % | 92.3 | % | 62.4 | % | 29.9 | % | $ | 227.67 | $ | 140.26 | 62.3 | % | 32.79 | % | 9.03 | % | 2376 bps | ||||||||
Hilton Minneapolis | $ | 146.15 | $ | 145.56 | 0.4 | % | 73.6 | % | 72.3 | % | 1.3 | % | $ | 107.56 | $ | 105.21 | 2.2 | % | 24.51 | % | 26.86 | % | -235 bps | ||||||||
Orlando Airport Marriott | $ | 106.86 | $ | 99.85 | 7.0 | % | 78.7 | % | 75.5 | % | 3.2 | % | $ | 84.09 | $ | 75.38 | 11.6 | % | 23.83 | % | 23.29 | % | 54 bps | ||||||||
Hotel Rex | $ | 214.57 | $ | 187.88 | 14.2 | % | 85.4 | % | 84.4 | % | 1.0 | % | $ | 183.20 | $ | 158.66 | 15.5 | % | 35.56 | % | 30.99 | % | 457 bps | ||||||||
Salt Lake City Marriott | $ | 146.54 | $ | 142.26 | 3.0 | % | 68.5 | % | 67.1 | % | 1.4 | % | $ | 100.44 | $ | 95.51 | 5.2 | % | 31.12 | % | 31.54 | % | -42 bps | ||||||||
The Lodge at Sonoma | $ | 267.50 | $ | 254.13 | 5.3 | % | 78.7 | % | 74.2 | % | 4.5 | % | $ | 210.59 | $ | 188.52 | 11.7 | % | 28.10 | % | 25.71 | % | 239 bps | ||||||||
Hilton Garden Inn Times Square Central | $ | 284.97 | N/A | N/A | 92.1 | % | N/A | N/A | $ | 262.43 | N/A | N/A | 53.07 | % | N/A | N/A | |||||||||||||||
Vail Marriott | $ | 251.62 | $ | 243.94 | 3.1 | % | 65.2 | % | 67.7 | % | (2.5 | )% | $ | 164.10 | $ | 165.25 | (0.7 | )% | 32.60 | % | 30.21 | % | 239 bps | ||||||||
Westin San Diego | $ | 166.12 | $ | 153.50 | 8.2 | % | 82.8 | % | 82.7 | % | 0.1 | % | $ | 137.62 | $ | 126.98 | 8.4 | % | 31.81 | % | 29.72 | % | 209 bps | ||||||||
Westin Washington D.C. City Center | $ | 208.35 | $ | 192.13 | 8.4 | % | 74.0 | % | 73.5 | % | 0.5 | % | $ | 154.18 | $ | 141.19 | 9.2 | % | 30.86 | % | 31.35 | % | -49 bps | ||||||||
Renaissance Worthington | $ | 176.19 | $ | 170.73 | 3.2 | % | 68.3 | % | 65.4 | % | 2.9 | % | $ | 120.35 | $ | 111.70 | 7.7 | % | 32.00 | % | 30.68 | % | 132 bps | ||||||||
Pro Forma Total (1) | $ | 205.09 | $ | 192.86 | 6.3 | % | 78.7 | % | 75.0 | % | 3.7 | % | $ | 161.44 | $ | 144.67 | 11.6 | % | 29.53 | % | 26.78 | % | 275 bps | ||||||||
Pro Forma Total Excluding NYC Renovations (2) | $ | 195.99 | $ | 185.79 | 5.5 | % | 77.0 | % | 75.7 | % | 1.3 | % | $ | 150.83 | $ | 140.57 | 7.3 | % | 29.09 | % | 27.73 | % | 136 bps | ||||||||
(1) Excludes the Oak Brook Hills Resort and the Los Angeles Airport Marriott, which were sold in 2014, and the Hilton Garden Inn Times Square Central, which opened for business on September 1, 2014. Includes operating results for all other hotels assuming they were owned since January 1, 2013.
(2) Excludes the three hotels in New York City under renovation during the year ended December 31, 2013; the Lexington Hotel New York, Courtyard Manhattan Midtown East and Courtyard Fifth Avenue.
15
Pro Forma Hotel Adjusted EBITDA Reconciliation | ||||||||||||||||||||
Fourth Quarter 2014 | ||||||||||||||||||||
Plus: | Plus: | Plus: | Equals: | |||||||||||||||||
Total Revenues | Net Income / (Loss) | Depreciation | Interest Expense | Non-Cash Adjustments (1) | Hotel Adjusted EBITDA | |||||||||||||||
Atlanta Alpharetta Marriott | $ | 4,584 | $ | 1,114 | $ | 405 | $ | — | $ | — | $ | 1,519 | ||||||||
Bethesda Marriott Suites | $ | 3,912 | $ | (810 | ) | $ | 362 | $ | — | $ | 1,541 | $ | 1,093 | |||||||
Boston Westin | $ | 20,491 | $ | 3,808 | $ | 2,217 | $ | — | $ | (5 | ) | $ | 6,020 | |||||||
Hilton Boston Downtown | $ | 7,680 | $ | 1,636 | $ | 1,078 | $ | — | $ | 42 | $ | 2,756 | ||||||||
Hilton Burlington | $ | 3,915 | $ | 924 | $ | 450 | $ | — | $ | 23 | $ | 1,397 | ||||||||
Renaissance Charleston | $ | 3,547 | $ | 901 | $ | 407 | $ | — | $ | (32 | ) | $ | 1,276 | |||||||
Hilton Garden Inn Chelsea | $ | 3,816 | $ | 1,121 | $ | 362 | $ | — | $ | — | $ | 1,483 | ||||||||
Chicago Marriott | $ | 26,244 | $ | 937 | $ | 2,595 | $ | 3,210 | $ | (397 | ) | $ | 6,345 | |||||||
Chicago Conrad | $ | 7,447 | $ | 1,673 | $ | 947 | $ | — | $ | — | $ | 2,620 | ||||||||
Courtyard Denver Downtown | $ | 2,698 | $ | 1,005 | $ | 279 | $ | — | $ | — | $ | 1,284 | ||||||||
Courtyard Fifth Avenue | $ | 4,768 | $ | 314 | $ | 449 | $ | 842 | $ | 52 | $ | 1,657 | ||||||||
Courtyard Midtown East | $ | 8,650 | $ | 1,754 | $ | 684 | $ | 1,018 | $ | — | $ | 3,456 | ||||||||
Fort Lauderdale Westin | $ | 10,491 | $ | 1,006 | $ | 1,095 | $ | — | — | $ | 2,101 | |||||||||
Frenchman's Reef | $ | 14,616 | $ | 102 | $ | 1,556 | $ | 812 | $ | — | $ | 2,470 | ||||||||
JW Marriott Denver Cherry Creek | $ | 5,788 | $ | 694 | $ | 520 | $ | 563 | $ | — | $ | 1,777 | ||||||||
Inn at Key West | $ | 1,878 | $ | 890 | $ | 90 | $ | — | $ | — | $ | 980 | ||||||||
Lexington Hotel New York | $ | 19,026 | $ | 2,608 | $ | 3,364 | $ | 1,367 | $ | 31 | $ | 7,370 | ||||||||
Minneapolis Hilton | $ | 11,384 | $ | (1,508 | ) | $ | 2,442 | $ | 1,321 | $ | (129 | ) | $ | 2,126 | ||||||
Orlando Airport Marriott | $ | 5,480 | $ | (51 | ) | $ | 571 | $ | 816 | $ | — | $ | 1,336 | |||||||
Hotel Rex | $ | 1,837 | $ | 520 | $ | 139 | $ | — | $ | — | $ | 659 | ||||||||
Salt Lake City Marriott | $ | 6,314 | $ | 316 | $ | 743 | $ | 690 | $ | — | $ | 1,749 | ||||||||
The Lodge at Sonoma | $ | 6,027 | $ | 901 | $ | 404 | $ | 311 | $ | — | $ | 1,616 | ||||||||
Hilton Garden Inn Times Square Central | $ | 7,329 | $ | 3,227 | $ | 777 | $ | — | $ | — | $ | 4,004 | ||||||||
Vail Marriott | $ | 6,040 | $ | 855 | $ | 504 | $ | — | $ | — | $ | 1,359 | ||||||||
Westin San Diego | $ | 6,978 | $ | 695 | $ | 656 | $ | 703 | $ | 46 | $ | 2,100 | ||||||||
Westin Washington D.C. City Center | $ | 7,104 | $ | 584 | $ | 725 | $ | 760 | $ | 47 | $ | 2,116 | ||||||||
Renaissance Worthington | $ | 8,962 | $ | 1,324 | $ | 597 | $ | 740 | $ | 2 | $ | 2,663 | ||||||||
Pro Forma Total (2) | $ | 209,677 | $ | 23,313 | $ | 23,641 | $ | 13,153 | $ | 1,221 | $ | 61,437 | ||||||||
(1) The non-cash adjustments include expenses incurred by the hotels due to the straight lining of the rent from ground lease obligations, the non-cash amortization of our favorable lease assets, and the non-cash amortization of our unfavorable contract liabilities.
(2) Excludes the Los Angeles Airport Marriott, which was sold in 2014, and the Hilton Garden Inn Times Square Central, which opened for business on September 1, 2014. Includes operating results for all other hotels assuming they were owned since January 1, 2013.
16
Pro Forma Hotel Adjusted EBITDA Reconciliation | ||||||||||||||||||||
Fourth Quarter 2013 | ||||||||||||||||||||
Plus: | Plus: | Plus: | Equals: | |||||||||||||||||
Total Revenues | Net Income / (Loss) | Depreciation | Interest Expense | Non-Cash Adjustments (1) | Hotel Adjusted EBITDA | |||||||||||||||
Atlanta Alpharetta Marriott | $ | 4,306 | $ | 1,207 | $ | 404 | $ | — | $ | — | $ | 1,611 | ||||||||
Bethesda Marriott Suites | $ | 3,743 | $ | (1,028 | ) | $ | 371 | $ | — | $ | 1,534 | $ | 877 | |||||||
Boston Westin | $ | 18,768 | $ | 2,743 | $ | 2,160 | $ | — | $ | 3 | $ | 4,906 | ||||||||
Hilton Boston Downtown | $ | 6,371 | $ | 255 | $ | 1,510 | $ | — | $ | 42 | $ | 1,807 | ||||||||
Hilton Burlington | $ | 3,365 | $ | 325 | $ | 849 | $ | — | $ | 23 | $ | 1,197 | ||||||||
Renaissance Charleston | $ | 3,207 | $ | 814 | $ | 405 | $ | — | $ | (32 | ) | $ | 1,187 | |||||||
Hilton Garden Inn Chelsea | $ | 3,879 | $ | 1,373 | $ | 502 | $ | — | $ | — | $ | 1,875 | ||||||||
Chicago Marriott | $ | 24,959 | $ | 395 | $ | 2,627 | $ | 3,233 | $ | (395 | ) | $ | 5,860 | |||||||
Chicago Conrad | $ | 6,655 | $ | 1,335 | $ | 958 | $ | — | $ | — | $ | 2,293 | ||||||||
Courtyard Denver Downtown | $ | 2,325 | $ | 743 | $ | 269 | $ | — | $ | — | $ | 1,012 | ||||||||
Courtyard Fifth Avenue | $ | 4,597 | $ | 45 | $ | 430 | $ | 852 | $ | 52 | $ | 1,379 | ||||||||
Courtyard Midtown East | $ | 8,198 | $ | 1,719 | $ | 679 | $ | 976 | $ | — | $ | 3,374 | ||||||||
Fort Lauderdale Westin | $ | 9,433 | $ | 592 | $ | 1,095 | $ | — | $ | — | $ | 1,687 | ||||||||
Frenchman's Reef | $ | 13,868 | $ | (193 | ) | $ | 1,601 | $ | 826 | $ | — | $ | 2,234 | |||||||
JW Marriott Denver Cherry Creek | $ | 5,595 | $ | 591 | $ | 515 | $ | 580 | $ | — | $ | 1,686 | ||||||||
Inn at Key West | $ | 1,695 | $ | 736 | $ | 90 | $ | — | $ | — | $ | 826 | ||||||||
Lexington Hotel New York | $ | 16,444 | $ | (172 | ) | $ | 3,132 | $ | 1,781 | $ | (40 | ) | $ | 4,701 | ||||||
Minneapolis Hilton | $ | 11,462 | $ | (587 | ) | $ | 1,963 | $ | 1,351 | $ | (133 | ) | $ | 2,594 | ||||||
Orlando Airport Marriott | $ | 5,251 | $ | (321 | ) | $ | 794 | $ | 829 | $ | — | $ | 1,302 | |||||||
Hotel Rex | $ | 1,520 | $ | 181 | $ | 233 | $ | — | $ | — | $ | 414 | ||||||||
Salt Lake City Marriott | $ | 5,869 | $ | 17 | $ | 755 | $ | 624 | $ | — | $ | 1,396 | ||||||||
The Lodge at Sonoma | $ | 5,375 | $ | 694 | $ | 372 | $ | 316 | $ | — | $ | 1,382 | ||||||||
Vail Marriott | $ | 7,104 | $ | 1,524 | $ | 608 | $ | — | $ | — | $ | 2,132 | ||||||||
Westin San Diego | $ | 5,908 | $ | (726 | ) | $ | 1,124 | $ | 715 | $ | 46 | $ | 1,159 | |||||||
Westin Washington D.C. City Center | $ | 5,754 | $ | 1 | $ | 802 | $ | 778 | $ | 45 | $ | 1,626 | ||||||||
Renaissance Worthington | $ | 8,618 | $ | 1,172 | $ | 675 | $ | 753 | $ | 2 | $ | 2,602 | ||||||||
Pro Forma Total (2) | $ | 194,269 | $ | 13,435 | $ | 24,923 | $ | 13,614 | $ | 1,147 | $ | 53,104 | ||||||||
(1) | The non-cash adjustments include expenses incurred by the hotels due to the straight lining of the rent from ground lease obligations, the non-cash amortization of our favorable lease assets and the non-cash amortization of our unfavorable contract liabilities. |
(2) | Excludes the Los Angeles Airport Marriott, which was sold in 2014, and includes operating results for all other hotels assuming they were owned since January 1, 2013. |
17
Pro Forma Hotel Adjusted EBITDA Reconciliation | ||||||||||||||||||||
Full Year 2014 | ||||||||||||||||||||
Plus: | Plus: | Plus: | Equals: | |||||||||||||||||
Total Revenues | Net Income / (Loss) | Depreciation | Interest Expense | Non-Cash Adjustments (1) | Hotel Adjusted EBITDA | |||||||||||||||
Atlanta Alpharetta Marriott | $ | 18,216 | $ | 4,709 | $ | 1,621 | $ | — | $ | — | $ | 6,330 | ||||||||
Bethesda Marriott Suites | $ | 14,970 | $ | (3,832 | ) | $ | 1,445 | $ | — | $ | 6,174 | $ | 3,787 | |||||||
Boston Westin | $ | 84,564 | $ | 15,110 | $ | 8,789 | $ | — | $ | 9 | $ | 23,908 | ||||||||
Hilton Boston Downtown | $ | 32,297 | $ | 7,335 | $ | 4,331 | $ | — | $ | 167 | $ | 11,833 | ||||||||
Hilton Burlington | $ | 15,764 | $ | 4,530 | $ | 1,759 | $ | — | $ | 91 | $ | 6,380 | ||||||||
Renaissance Charleston | $ | 13,883 | $ | 3,337 | $ | 1,619 | $ | — | $ | (126 | ) | $ | 4,830 | |||||||
Hilton Garden Inn Chelsea | $ | 13,635 | $ | 3,385 | $ | 1,829 | $ | — | $ | — | $ | 5,214 | ||||||||
Chicago Marriott | $ | 101,624 | $ | 661 | $ | 12,039 | $ | 12,793 | $ | (1,589 | ) | $ | 23,904 | |||||||
Chicago Conrad | $ | 28,802 | $ | 6,120 | $ | 3,824 | $ | — | $ | — | $ | 9,944 | ||||||||
Courtyard Denver Downtown | $ | 10,877 | $ | 4,138 | $ | 1,102 | $ | — | $ | — | $ | 5,240 | ||||||||
Courtyard Fifth Avenue | $ | 17,091 | $ | (678 | ) | $ | 1,770 | $ | 3,356 | $ | 207 | $ | 4,655 | |||||||
Courtyard Midtown East | $ | 30,968 | $ | 4,092 | $ | 2,745 | $ | 3,799 | $ | — | $ | 10,636 | ||||||||
Fort Lauderdale Westin | $ | 43,634 | $ | 5,195 | $ | 4,380 | $ | — | $ | — | $ | 9,575 | ||||||||
Frenchman's Reef | $ | 65,586 | $ | 5,508 | $ | 6,197 | $ | 3,242 | $ | — | $ | 14,947 | ||||||||
JW Marriott Denver Cherry Creek | $ | 23,329 | $ | 3,184 | $ | 2,073 | $ | 2,281 | $ | — | $ | 7,538 | ||||||||
Inn at Key West | $ | 7,911 | $ | 3,874 | $ | 360 | $ | — | $ | — | $ | 4,234 | ||||||||
Lexington Hotel New York | $ | 64,033 | $ | 1,135 | $ | 13,163 | $ | 6,575 | $ | 125 | $ | 20,998 | ||||||||
Minneapolis Hilton | $ | 49,704 | $ | (2,094 | ) | $ | 9,508 | $ | 5,285 | $ | (517 | ) | $ | 12,182 | ||||||
Orlando Airport Marriott | $ | 22,251 | $ | (341 | ) | $ | 2,385 | $ | 3,258 | $ | — | $ | 5,302 | |||||||
Hotel Rex | $ | 7,079 | $ | 1,822 | $ | 695 | $ | — | $ | — | $ | 2,517 | ||||||||
Salt Lake City Marriott | $ | 27,223 | $ | 2,721 | $ | 2,991 | $ | 2,761 | $ | — | $ | 8,473 | ||||||||
The Lodge at Sonoma | $ | 23,854 | $ | 3,905 | $ | 1,558 | $ | 1,241 | $ | — | $ | 6,704 | ||||||||
Hilton Garden Inn Times Square Central | $ | 9,115 | $ | 3,801 | $ | 1,036 | $ | — | $ | — | $ | 4,837 | ||||||||
Vail Marriott | $ | 30,347 | $ | 7,841 | $ | 2,052 | $ | — | $ | — | $ | 9,893 | ||||||||
Westin San Diego | $ | 29,841 | $ | 2,529 | $ | 3,973 | $ | 2,807 | $ | 182 | $ | 9,491 | ||||||||
Westin Washington D.C. City Center | $ | 28,280 | $ | 1,111 | $ | 4,382 | $ | 3,044 | $ | 189 | $ | 8,726 | ||||||||
Renaissance Worthington | $ | 36,206 | $ | 6,107 | $ | 2,516 | $ | 2,955 | $ | 8 | $ | 11,586 | ||||||||
Pro Forma Total (2) | $ | 841,969 | $ | 91,404 | $ | 99,106 | $ | 53,397 | $ | 4,920 | $ | 248,600 | ||||||||
Pro Forma Total Excluding NYC Renovations (3) | $ | 729,877 | $ | 86,855 | $ | 81,428 | $ | 39,667 | $ | 4,588 | $ | 212,311 | ||||||||
(1) | The non-cash adjustments include expenses incurred by the hotels due to the straight lining of the rent from ground lease obligations, the non-cash amortization of our favorable lease assets, and the non-cash amortization of our unfavorable contract liabilities. |
(2) | Excludes the Oak Brook Hills Resort and the Los Angeles Airport Marriott, which were sold in 2014, and the Hilton Garden Inn Times Square Central, which opened for business on September 1, 2014. Includes operating results for all other hotels assuming they were owned since January 1, 2013. |
(3) | Excludes the three hotels in New York City under renovation during the year ended December 31, 2013; the Lexington Hotel New York, Courtyard Manhattan Midtown East and Courtyard Fifth Avenue. |
18
Pro Forma Hotel Adjusted EBITDA Reconciliation | ||||||||||||||||||||
Full Year 2013 | ||||||||||||||||||||
Plus: | Plus: | Plus: | Equals: | |||||||||||||||||
Total Revenues | Net Income / (Loss) | Depreciation | Interest Expense | Non-Cash Adjustments (1) | Hotel Adjusted EBITDA | |||||||||||||||
Atlanta Alpharetta Marriott | $ | 17,976 | $ | 4,620 | $ | 1,622 | $ | — | $ | — | $ | 6,242 | ||||||||
Bethesda Marriott Suites | $ | 13,992 | $ | (4,616 | ) | $ | 1,628 | $ | — | $ | 6,206 | $ | 3,218 | |||||||
Boston Westin | $ | 76,126 | $ | 10,175 | $ | 8,532 | $ | — | $ | 9 | $ | 18,716 | ||||||||
Hilton Boston Downtown | $ | 26,356 | $ | 2,418 | $ | 5,819 | $ | — | $ | 167 | $ | 8,404 | ||||||||
Hilton Burlington | $ | 14,252 | $ | 2,215 | $ | 3,376 | $ | — | $ | 91 | $ | 5,682 | ||||||||
Renaissance Charleston | $ | 12,410 | $ | 2,880 | $ | 1,596 | $ | — | $ | (126 | ) | $ | 4,350 | |||||||
Hilton Garden Inn Chelsea | $ | 14,081 | $ | 4,328 | $ | 2,056 | $ | — | $ | — | $ | 6,384 | ||||||||
Chicago Marriott | $ | 100,380 | $ | (269 | ) | $ | 12,490 | $ | 12,851 | $ | (1,587 | ) | $ | 23,485 | ||||||
Chicago Conrad | $ | 26,706 | $ | 4,825 | $ | 3,759 | $ | — | $ | — | $ | 8,584 | ||||||||
Courtyard Denver Downtown | $ | 9,770 | $ | 3,329 | $ | 1,057 | $ | — | $ | — | $ | 4,386 | ||||||||
Courtyard Fifth Avenue | $ | 15,085 | $ | (1,953 | ) | $ | 1,614 | $ | 3,396 | $ | 213 | $ | 3,270 | |||||||
Courtyard Midtown East | $ | 26,875 | $ | 2,048 | $ | 2,553 | $ | 3,908 | $ | — | $ | 8,509 | ||||||||
Fort Lauderdale Westin | $ | 39,436 | $ | 3,899 | $ | 4,380 | $ | — | $ | — | $ | 8,279 | ||||||||
Frenchman's Reef | $ | 62,439 | $ | 2,777 | $ | 6,465 | $ | 3,299 | $ | — | $ | 12,541 | ||||||||
JW Marriott Denver Cherry Creek | $ | 22,139 | $ | 2,376 | $ | 2,001 | $ | 2,349 | $ | — | $ | 6,726 | ||||||||
Inn at Key West | $ | 6,973 | $ | 3,215 | $ | 360 | $ | — | $ | — | $ | 3,575 | ||||||||
Lexington Hotel New York | $ | 39,757 | $ | (15,427 | ) | $ | 12,142 | $ | 6,824 | $ | 52 | $ | 3,591 | |||||||
Minneapolis Hilton | $ | 50,097 | $ | 809 | $ | 7,779 | $ | 5,401 | $ | (532 | ) | $ | 13,457 | |||||||
Orlando Airport Marriott | $ | 20,365 | $ | (1,689 | ) | $ | 3,126 | $ | 3,305 | $ | — | $ | 4,742 | |||||||
Hotel Rex | $ | 6,274 | $ | 1,017 | $ | 927 | $ | — | $ | — | $ | 1,944 | ||||||||
Salt Lake City Marriott | $ | 26,117 | $ | 3,450 | $ | 2,982 | $ | 1,806 | $ | — | $ | 8,238 | ||||||||
The Lodge at Sonoma | $ | 21,355 | $ | 3,030 | $ | 1,475 | $ | 986 | $ | — | $ | 5,491 | ||||||||
Vail Marriott | $ | 29,432 | $ | 6,471 | $ | 2,421 | $ | — | $ | — | $ | 8,892 | ||||||||
Westin San Diego | $ | 28,095 | $ | 1,682 | $ | 4,309 | $ | 2,171 | $ | 187 | $ | 8,349 | ||||||||
Westin Washington D.C. City Center | $ | 25,981 | $ | (188 | ) | $ | 5,034 | $ | 3,116 | $ | 182 | $ | 8,144 | |||||||
Renaissance Worthington | $ | 32,608 | $ | 4,223 | $ | 2,768 | $ | 3,006 | $ | 8 | $ | 10,005 | ||||||||
Pro Forma Total (2) | $ | 765,077 | $ | 45,645 | $ | 102,271 | $ | 52,418 | $ | 4,870 | $ | 204,898 | ||||||||
Pro Forma Total Excluding NYC Renovations (3) | $ | 683,360 | $ | 60,977 | $ | 85,962 | $ | 38,290 | $ | 4,605 | $ | 189,528 | ||||||||
(1) | The non-cash adjustments include expenses incurred by the hotels due to the straight lining of the rent from ground lease obligations, the non-cash amortization of our favorable lease assets, and the non-cash amortization of our unfavorable contract liabilities. |
(2) | Excludes the Oak Brook Hills Resort and the Los Angeles Airport Marriott, which were sold in 2014, and includes operating results for all other hotels assuming they were owned since January 1, 2013. |
(3) | Excludes the three hotels in New York City under renovation during the year ended December 31, 2013; the Lexington Hotel New York, Courtyard Manhattan Midtown East and Courtyard Fifth Avenue. |
19
COMPANY CONTACT
Sean Mahoney (240) 744-1150
FOR IMMEDIATE RELEASE
DIAMONDROCK ACQUIRES THE SHOREBREAK HOTEL IN HUNTINGTON BEACH, CA
BETHESDA, Maryland, February 24, 2015 - DiamondRock Hospitality Company (the “Company”) (NYSE:DRH) announced today that it recently acquired the Shorebreak Hotel (“Hotel”) in Huntington Beach, CA, for a purchase price of $58.5 million. The purchase price represents a 12.8 multiple on 2015 forecasted Hotel earnings before interest, taxes, depreciation and amortization (“EBITDA”).
Mark W. Brugger, President and Chief Executive Officer of DiamondRock Hospitality Company, said. “We are thrilled to announce our acquisition of the Shorebreak Hotel. This was a rare opportunity to buy a truly unique beachfront property in one of Southern California’s premier resort destinations. With ten miles of pristine beaches, Huntington Beach is one of the highest-rated markets in the country, with excellent RevPAR growth potential and high barriers to entry.
We believe there is untapped potential at this asset and have brought in Kimpton Hotels & Restaurants as the new manager. Kimpton has a strong track record of operating popular, successful hotels throughout Southern California, including desirable beach destinations, which made them a natural choice for us with this exciting new property.”
The Shorebreak Hotel was constructed and opened six years ago and is a premier beachfront hotel located on the renowned Pacific Coast Highway (“PCH”) overlooking the Pacific Ocean. Designed as a unique surfing-inspired resort, the Hotel features 157 well-appointed guestrooms, including 37 suites, and the popular Zimzala Restaurant & Bar. As a boutique hotel with over 3,900 square feet of flexible meeting space, the Hotel is able to attract both groups and corporate guests looking for a unique Southern California experience. Located across from the Huntington Beach Pier at Main Street, the Hotel is well positioned to capture leisure, group, and corporate demand from the over 16 million annual visitors to the area.
Downtown Huntington Beach is a well-established and growing market that features urban street retail within an affluent coastal residential community. Considered one of the U.S.’s most popular beach communities, Huntington Beach hosts annual events that include international surf, skateboard, and BMX competitions and additional regional events and festivals. With ten miles of scenic beachfront, Huntington Beach holds the distinction of being the largest stretch of uninterrupted beachfront on the West Coast.
In addition to tourism, Huntington Beach is one of the leading commercial and industrial centers in Southern California. Home to more than 650 industrial businesses, including Boeing, Quicksilver, Cambro Manufacturing, and C&D Aerospace, Huntington Beach boasts a diversified and dynamic economy. The city’s diverse economy, location within Orange County, as well as the residential population, complements its tourism demand base.
The compound annual RevPAR growth rate for the Orange County market was approximately 9.0% for the period 2010 through 2014 and 9.4% for the period 2003 to 2007 according to Smith Travel Research.
In the twelve-month period ended December 31, 2014, the Shorebreak Hotel achieved a RevPAR of $176 from a combination of 83 percent occupancy and an ADR of over $213. The Hotel achieved a compound annual RevPAR growth rate since it has opened of approximately 15%.
Kimpton assumed management of the Hotel upon the closing of the acquisition and plans to use its industry-leading experience operating boutique hotels to drive enhanced operating results. Kimpton plans to implement an aggressive sales and marketing effort to fully take advantage of the Hotel’s premier product and location in coastal California.
The acquisition of the Shorebreak Hotel brings the total number of properties in the Company’s portfolio to 28 and is the Company’s seventh resort property and fourth property located on the West Coast. The company match-funded the acquisition with proceeds from equity issuance under its at-the-market program.
About the Company
DiamondRock Hospitality Company is a self-advised real estate investment trust (REIT) that is an owner of a leading portfolio of geographically diversified hotels concentrated in top gateway markets and destination resort locations. The Company owns 28 premium quality hotels with over 10,700 rooms. The Company has strategically positioned its hotels to generally be operated under the leading global brands such as Hilton, Marriott, and Westin as well as unique lifestyle hotels. For further information on the Company and its portfolio, please visit DiamondRock Hospitality Company’s website at www.drhc.com.
This press release contains forward-looking statements within the meaning of federal securities laws and regulations. These forward-looking statements are identified by their use of terms and phrases such as “believe,” “expect,” “intend,” “project,” “anticipate,” “position,” and other similar terms and phrases, including references to assumptions and forecasts of future results. Forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause the actual results to differ materially from those anticipated at the time the forward-looking statements are made. These risks include, but are not limited to those risks and uncertainties associated with our business described from time to time in our filings with the Securities and Exchange Commission and the ability to achieve the returns that the Company expects from the Hotel. Although we believe the expectations reflected in such forward-looking statements are based upon reasonable assumptions, we can give no assurance that the expectations will be attained or that any deviation will not be material. All information in this release is as of the date of this release, and we undertake no obligation to update any forward-looking statement to conform the statement to actual results or changes in our expectations.
Reconciliation of Forecasted Hotel Net Income to Forecasted Hotel EBITDA
(Unaudited, in millions)
2015 Forecast | |||||
Estimated Net Income | $ | 2.8 | |||
Depreciation Expense | 1.8 | ||||
Estimated EBITDA | $ | 4.6 | |||
This press release includes certain non-GAAP financial measures as defined under Securities and Exchange Commission (SEC) Rules. These measures are not in accordance with, or an alternative to, measures prepared in accordance with U.S. generally accepted accounting principles, or GAAP, and may be different from non-GAAP measures used by other companies. In addition, these non-GAAP measures are not based on any comprehensive set of accounting rules or principles. Non-GAAP measures have limitations in that they do not reflect all of the amounts associated with the hotel’s results of operations determined in accordance with GAAP.
The Company has presented forecasted hotel EBITDA because it believes this measure provide investors and analysts with an understanding of the hotel-level operating performance. This non-GAAP measure does not represent amounts available for management’s discretionary use, because of needed capital replacement or expansion, debt service obligations or other commitments and uncertainties, nor are they indicative of funds available to fund the Company’s cash needs, including its ability to make distributions.
The Company’s presentation of the hotel’s forecasted EBITDA should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the hotel’s financial performance. The table above is a reconciliation of the hotel’s forecasted EBITDA to net income in accordance with GAAP.