Hersha Hospitality Announces First Quarter Results
Hersha Hospitality Announces First Quarter Results
- Consolidated Hotel RevPAR Improved 12.0% -
- Consolidated Average Daily Rate Increased 5.8% -
- Same Store Hotel RevPAR, excluding renovations, increased by 16.0% -
- Same Store Hotel EBITDA Margins, excluding renovations, increased 260 bps -
First Quarter 2013 Financial Results
Adjusted Funds from Operations ("AFFO") in the first quarter increased by $4.3 million to $7.0 million, compared to $2.7 million for the first quarter of 2012. AFFO per diluted common share and unit of limited partnership interest in Hersha Hospitality Limited Partnership ("OP Unit") increased 50% to $0.03 compared to $0.02 in same quarter in 2012. The Company's weighted average diluted common shares and OP Units outstanding were approximately 208.9 million in the first quarter of 2013, up from approximately 180.5 million in the comparable quarter of 2012.
Net loss applicable to common shareholders was ($13.1) million for the first quarter ended March 31, 2013, compared to a net loss of ($10.7) million for the comparable quarter of 2012.
"As we discussed on our year-end call, our first quarter performance was tracking above our internal forecasts and that of our competitive set and we were pleased to see the momentum continue throughout the entire period. We took advantage of the typical seasonal weakness in our portfolio by completing the majority of our 2013 renovations. Despite ongoing renovations at 11 of our properties during the first quarter, our portfolio was still able to generate 12.4% Same Store RevPAR growth and we were pleased with the results from our aggressive asset management program and active revenue management strategies during the quarter," commented Mr. Jay H. Shah, the Company's Chief Executive Officer.
Mr. Shah continued, "Hersha's results led the market and once again validate that our portfolio of young, well-located urban transient hotels will continue to capture market share even in seasonally softer periods. With the majority of our development projects closer to completion, we remain focused on our targeted acquisition strategy, well-timed value add ROI projects and ongoing aggressive asset management as a way to continue to create long-lasting value for our shareholders."
First Quarter 2013 Operating Results
For the quarter ended March 31, 2013, revenue per available room ("RevPAR") for the Company's consolidated hotels, 56 hotels at March 31, 2013 compared to 53 hotels as of March 31, 2012, was up 12.0% to $105.43 compared to $94.16 in the prior year period. The Company's average daily rate (ADR) for its consolidated hotels increased by 5.8% to $151.19, and occupancy for its consolidated hotels increased by 385 basis points to 69.7%. Hotel EBITDA for the Company's consolidated hotels grew approximately 14.6%, or $2.8 million, to $22.0 million for the quarter ended March 31, 2013 compared to the same period in 2012. Hotel EBITDA margin was 28.6% in the first quarter of 2013 compared to 29.6% in the same quarter of 2012. The decrease in margin was driven by the mix of new full service assets to the portfolio and the disruption from renovations and construction related activity at 11 of the Company's hotels. Excluding the hotels under renovation, RevPAR increased 14.4% while Hotel EBITDA margins increased by 180 basis points to 30.2% in the first quarter of 2013.
On a same-store basis (53 hotels), RevPAR for the Company's consolidated hotels for the quarter ended March 31, 2013 was up 12.4% to $105.06 compared to $93.46 in the prior year period. ADR for the Company's same-store consolidated hotels increased by 5.3% to $149.70, while occupancy for its same-store consolidated hotels increased by 447 basis points to 70.2%. Excluding the hotels under renovation, same-store RevPAR increased by 16.0% year over year.
Hotel EBITDA for the Company's same-store consolidated hotels for the quarter ended March 31, 2013 increased approximately 15.0% or $3.0 million, to $23.0 million compared to the quarter ended March 31, 2012. Hotel EBITDA margins for the Company's same-store consolidated hotels increased by approximately 100 basis points to 31.6% in the first quarter of 2013 compared to 30.5% in the first quarter of 2012. Excluding the hotels under renovation, same-store Hotel EBITDA margins increased by 260 basis points to 30.9% in the first quarter of 2013.
The Company's top performing markets during the quarter based on RevPAR growth, excluding the New York City and Manhattan markets discussed below, were the NY-NJ Metro, the Washington D.C. Urban and the California-Arizona markets with RevPAR growth of 38.1%, 22.6% and 12.8%, respectively.
New York City and Manhattan
The New York City hotel portfolio, which includes the five boroughs, consisted of 15 hotels as of March 31, 2013. For the first quarter of 2013, the Company's same-store New York City hotel portfolio (14 hotels) recorded a 14.1% increase in RevPAR to $146.60 as ADR increased 11.9% to $172.83 and occupancy increased 162 basis points to 84.8%. Hotel EBITDA margins increased 250 basis points to 32.2%.
The Manhattan hotel portfolio consisted of 12 hotels as of March 31, 2013. For the first quarter of 2013, the Company's same-store Manhattan hotel portfolio (11 hotels) recorded a 7.8% increase in RevPAR to $142.83 as occupancy decreased 67 basis points to 84.1% but ADR increased 8.7% to $169.92. Hotel EBITDA margins increased 30 basis points to 30.5%. Excluding the impact of renovations at two of the Company's Manhattan hotels during the quarter, the Company's same-store Manhattan portfolio recorded a 10.6% increase in RevPAR and increased Hotel EBITDA margins by 130 basis points.
As a result of hurricane related damage, the Holiday Inn Express - Water Street, located in Lower Manhattan, remained closed for the entire first quarter of 2013. This closure negatively impacted Hotel EBITDA by approximately $250,000 for the quarter. The hotel reopened for business in April 2013 and is fully operational at this time.
On March 6, 2013, the Company completed a public offering of a new series of preferred shares in which it sold 3.0 million 6.875% Series C Cumulative Redeemable Preferred Shares ("Series C Preferred Shares") and raised net proceeds of approximately $72.5 million, after deducting underwriting discounts and offering-related expenses. The Company utilized the net proceeds of the offering to redeem all of the outstanding 8.00% Series A Cumulative Redeemable Preferred Shares ("Series A Preferred Shares") on March 28, 2013, and for general corporate purposes. Due to the issuance of the Series C Preferred Shares prior to the redemption of the Series A Preferred Shares, the Company had both the Series A Preferred Shares and the Series C Preferred Shares outstanding for approximately one month. This overlap resulted in approximately $344,000 of additional preferred share dividends during the quarter.
As of March 31, 2013, the Company maintained significant financial flexibility with approximately $83.1 million of cash and cash equivalents and no borrowings on its $250 million senior unsecured revolving line of credit. The Company had $150 million drawn on its unsecured term loan facility as of March 31, 2013. As of March 31, 2013, 100% of the Company's consolidated debt is fixed rate debt or effectively fixed through interest rate swaps and caps and has a weighted average interest rate of approximately 5.12%. The weighted average life to maturity of total consolidated debt is approximately 4.3 years.
In February 2013, the Company sold its 66.7% interest in a 92-room Courtyard by Marriott located in Warwick, Rhode Island to its joint venture partner in a transaction valuing the property at $7.15 million.
In April 2013, the Company completed its previously announced acquisition of the brand new 178-room Hyatt Union Square for total consideration of $105.0 million, or approximately $590,000 per key. The hotel had a soft opening on April 22, 2013 with limited inventory and is expected to fully open for business on May 15, 2013.
Simultaneous with the closing, the Company paid off the existing construction financing and entered into a new secured mortgage for $55.0 million. This interest only non-recourse loan is priced at 30 Day LIBOR plus 4.19% and matures in April 2016 with a one year extension option.
Outlook for 2013
The Company is tightening its range of operating expectations for 2013. Based on management's current outlook, the Company is issuing the following operating expectations for 2013 as follows:
Prior 2013 Expectation
Adjusted 2013 Expectation
|Total consolidated RevPAR growth:||5.5% to 7.5%||6.0% to 7.5%|
|Total consolidated Hotel EBITDA margins:||Improvement of 25 basis points to 50 basis points||Improvement of 25 basis points to 50 basis points|
|Same-store consolidated RevPAR growth:||5.0% to 7.0%||5.5% to 7.0%|
|Same-store consolidated Hotel EBITDA margin improvement:||Improvement of 25 basis points to 75 basis points||Improvement of 25 basis points to 75 basis points|
For the first quarter of 2013, the Company paid a dividend of $0.50 per Series B Preferred Share and a partial quarterly dividend of $0.1862 per Series C Preferred Share. The regular quarterly dividend payable on the Series C Preferred Shares is $0.4297 per share.
The Company also paid a dividend of $0.06 per Common Share and per OP unit for the first quarter ended March 31, 2013.
First Quarter 2013 Conference Call
The Company will host a conference call to discuss its financial results at 9:00 AM Eastern time on Wednesday, May 1, 2013. A live webcast of the conference call will be available online on the Company's website at www.hersha.com. The conference call can be accessed by dialing (888) 466-4462 or (719) 325-2464 for international participants. A replay of the call will be available from 12:00 p.m. Eastern Time on Wednesday, May 1, 2013, through midnight Eastern Time on May 15, 2013. The replay can be accessed by dialing (877) 870-5176 or (858) 384-5517 for international participants. The passcode for the call and the replay is 3489591. A replay of the webcast will be available on the Company's website for a limited time.
About Hersha Hospitality
Hersha Hospitality Trust is a self-advised real estate investment trust, which owns 64 hotels in major urban gateway markets including New York City, Washington DC, Boston, Philadelphia, Los Angeles and Miami totaling 9,307 rooms. HT follows a highly selective investment approach and leverages operational advantage through rigorous and sustainable asset management practices. For further information on the Company visit our website at www.hersha.com.
Non-GAAP Financial Measures
An explanation of Funds from Operations ("FFO"), AFFO, Earnings Before Interest, Taxes, Depreciation and Amortization ("EBITDA"), Adjusted EBITDA and Hotel EBITDA, as well as reconciliations of FFO, AFFO, EBITDA and Adjusted EBITDA to net income or loss, the most directly comparable U.S. GAAP measures, is included at the end of this release.
Forward Looking Statement
Certain matters within this press release are discussed using forward-looking language as specified in the Private Securities Litigation Reform Act of 1995, and, as such, may involve known and unknown risks, uncertainties and other factors that may cause the actual results or performance to differ from those projected in the forward-looking statement. These forward-looking statements may include statements related to the Company's ability to outperform, the ongoing recovery of the lodging industry and the markets in which the Company's hotel properties are located, the Company's ability to generate internal and external growth, the completion of acquisitions under contract, the Company's ability to identify and complete the acquisition of hotel properties in new markets, the Company's ability to enter into contracts for and complete the disposition of non-core assets, the Company's ability to complete the hotel redevelopment projects, the Company's ability to increase margins, including Hotel EBITDA margins, and the Company's operating expectations for the full 2013 calendar year. For a description of factors that may cause the Company's actual results or performance to differ from its forward-looking statements, please review the information under the heading "Risk Factors" included in the Company's Annual Report on Form 10-K for the year ended December 31, 2012 filed by the Company with the Securities and Exchange Commission and other documents filed by the Company with the Securities and Exchange Commission.
|HERSHA HOSPITALITY TRUST|
|Balance Sheet (unaudited)|
|(in thousands, except shares and per share data)|
|March 31, 2013||December 31, 2012|
Investment in Hotel Properties, net of Accumulated Depreciation, (including consolidation of variable interest entity assets of $86,673 and $86,657)
|Investment in Unconsolidated Joint Ventures||14,257||16,007|
|Development Loans Receivable||15,282||28,425|
|Cash and Cash Equivalents||83,060||69,059|
|Hotel Accounts Receivable, net of allowance for doubtful accounts of $44 and $365||11,185||11,538|
|Deferred Financing Costs, net of Accumulated Amortization of $5,367 and $4,841||7,987||8,695|
|Due from Related Parties||12,064||8,488|
|Intangible Assets, net of Accumulated Amortization of $2,783 and $2,413||8,334||8,698|
|Deposits on Hotel Acquisitions||40,236||37,750|
|Liabilities and Equity:|
|Line of Credit||$||-||$||-|
|Unsecured Term Loan||150,000||100,000|
Mortgages and Notes Payable, including net Unamortized Premium (including consolidation of variable interest entity debt of $56,864 and $57,256)
|Accounts Payable, Accrued Expenses and Other Liabilities||39,755||33,838|
|Dividends and Distributions Payable||15,223||15,621|
|Due to Related Parties||5,088||4,403|
|Redeemable Noncontrolling Interests - Common Units||$||-||$||15,321|
Preferred Shares: $.01 Par Value, 29,000,000 shares Authorized, 7,600,000 Series B and C Shares Issued and Outstanding at March 31, 2013 and 7,000,000 Series A and B shares Issued and Outstanding at December 31, 2012, with liquidation preferences of $25 per share
Common Shares: Class A, $.01 Par Value, 300,000,000 Shares Authorized at March 31, 2013 and December 31, 2012, 202,553,150 and 198,672,356 Shares Issued and Outstanding at March 31, 2013 and December 31, 2012, respectively
Common Shares: Class B, $.01 Par Value, 1,000,000 Shares Authorized, None Issued and Outstanding
|Accumulated Other Comprehensive Loss||(1,630||)||(1,786||)|
|Additional Paid-in Capital||1,194,839||1,178,292|
Distributions in Excess of Net Income
|Total Shareholders' Equity||822,480||829,828|
|Noncontrolling Interests - Common Units||29,837||15,484|
|Noncontrolling Interests - Consolidated Variable Interest Entity||275||476|
|Total Noncontrolling Interests||30,112||15,960|
|Total Liabilities and Equity||$||1,718,716||$||1,707,679|
|HERSHA HOSPITALITY TRUST|
|Summary Results (unaudited)|
|(in thousands, except shares and per share data)|
|Three Months Ended|
|March 31, 2013||March 31, 2012|
|Hotel Operating Revenues||$||76,790||$||64,854|
|Interest Income from Development Loans||146||621|
|Hotel Operating Expenses||48,364||40,350|
|Gain on Insurance Settlements||(403||)||-|
|Hotel Ground Rent||228||194|
Real Estate and Personal Property Taxes and Property Insurance
|General and Administrative||2,608||3,035|
|Stock Based Compensation||2,388||2,133|
|Acquisition and Terminated Transaction Costs||3||958|
|Depreciation and Amortization||15,096||13,441|
|Total Operating Expenses||74,950||65,221|
|Loss on Debt Extinguishment||261||6|
Loss before Loss from Unconsolidated Joint Ventures Investments, Income Taxes and Discontinued Operations
|Loss from Unconsolidated Joint Venture Investments||(396||)||(730||)|
|Loss before Income Taxes||(8,806||)||(12,032||)|
|Income Tax Benefit||1,130||-|
|Loss from Continuing Operations||(7,676||)||(12,032||)|
|Gain on Disposition of Hotel Properties||-||4,502|
|Loss from Discontinued Operations||-||(384||)|
|Income from Discontinued Operations||-||4,118|
|Loss Allocated to Noncontrolling Interests||673||741|
|Preferred Distributions||(3,844||)||Read Full Story|