Chesapeake Lodging Trust Reports Second Quarter Results

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Chesapeake Lodging Trust Reports Second Quarter Results

ANNAPOLIS, Md.--(BUSINESS WIRE)-- Chesapeake Lodging Trust (NYS: CHSP) , a lodging real estate investment trust (REIT), reported today its financial results for the quarter ended June 30, 2013.

HIGHLIGHTS

  • Pro Forma RevPAR: 7.7% increase for comparable 19-hotel portfolio over the same period in 2012.
  • Pro Forma Adjusted Hotel EBITDA Margin: 170 basis point increase for comparable 19-hotel portfolio over the same period in 2012.
  • Acquisitions: Acquired the 410-room W New Orleans for $65.0 million, the 313-room Hyatt Fisherman's Wharf for $103.5 million, and the 200-room Hyatt Santa Barbara for $61.0 million.
  • Financings: Closed on a $60.0 million, seven-year loan at 3.63%. Subsequent to quarter end, refinanced an existing $130.0 million loan, replacing it with a $92.5 million, seven-year loan at 3.50% and a $93.0 million, 10-year loan at 4.25%.
  • Dividends: Increased third quarter 2013 dividend by 8.3% to $0.26 per common share (4.5% annualized yield based on the closing price of the Trust's common shares on August 2, 2013).

"We are excited about our accomplishments in the second quarter. We were able to prudently deploy proceeds from our February common share offering by acquiring three hotels, all with significant upside potential," said James L. Francis, Chesapeake Lodging Trust's President and Chief Executive Officer. "Furthermore, we also successfully completed a refinancing that further strengthened our balance sheet by both lowering our cost of debt and extending our debt maturities."

Mr. Francis continued, "Our hotel portfolio also turned in an outstanding quarter, reaching a second quarter occupancy level of over 85% which allowed our operators to continue pushing daily rates. We are very proud of our hotel margin expansion of 170 basis points which was a result of our continued focus on asset management initiatives to reduce or limit increases in expenses."

CONSOLIDATED FINANCIAL RESULTS

The following is a summary of the consolidated financial results for the three and six months ended June 30, 2013 (in millions, except share and per share amounts):

    
Three months endedSix months ended
June 30,June 30,

2013(1)

   

2012(2)

2013(3)

   

2012(4)

 
Total revenue$115.6$67.0$186.2$117.3
 
Net income available to common shareholders$14.6$9.1$9.7$8.3
Net income per diluted common share$0.30$0.28$0.21$0.26
 
FFO available to common shareholders$25.4$15.7$29.2$21.4
FFO per diluted common share$0.53$0.49$0.63$0.67
 
AFFO available to common shareholders$26.6$15.9$33.5$22.0
AFFO per diluted common share$0.56$0.50$0.72$0.69
 
Corporate EBITDA$37.2$22.3$46.5$31.5
 
Adjusted Corporate EBITDA$38.5$22.5$50.7$32.1
 

Weighted-average number of common shares outstanding - basic and diluted

47,862,65231,910,92146,187,21631,892,431
 

__________

(1) Includes results of operations of 17 hotels for the full period and three hotels for part of the period.
(2)Includes results of operations of 12 hotels for the full period.
(3)Includes results of operations of 15 hotels for the full period and five hotels for part of the period.
(4)Includes results of operations of 11 hotels for the full period and one hotel for part of the period.
 

HOTEL OPERATING RESULTS

Management assesses the operating performance of its hotels irrespective of the hotel owner during the periods compared. Included in the following table are comparisons, on a pro forma basis, of occupancy, average daily rate (ADR), room revenue per available room (RevPAR), Adjusted Hotel EBITDA, and Adjusted Hotel EBITDA Margin, the key operating metrics that management uses to assess the performance of its hotels. The key operating metrics include the hotel operating results of 19 of the Trust's 20 hotels owned as of June 30, 2013. The key operating metrics do not include operating results for the Hyatt Place New York Midtown South, as the hotel does not have comparable prior year operating results given it was newly developed in 2013. The following is a summary of the key operating metrics for the three and six months ended June 30, 2013 (in thousands, except pro forma ADR and pro forma RevPAR):

 
 Three months ended   Six months ended
June 30,June 30,
2013   2012   Change2013   2012   Change
 
Pro forma occupancy85.3%82.0%330 bps78.9%77.0%190 bps
Pro forma ADR$203.20$196.063.6%$188.04$182.363.1%
Pro forma RevPAR$173.25$160.847.7%$148.45$140.395.7%
 
Pro forma Adjusted Hotel EBITDA$41,500$36,06115.1%$59,676$52,61213.4%

Pro forma Adjusted Hotel EBITDA Margin

34.2%32.5%170 bps28.5%26.9%160 bps
 

Funds from operations (FFO), FFO available to common shareholders, Adjusted FFO (AFFO) available to common shareholders, net income before interest, income taxes, and depreciation and amortization (Corporate EBITDA), Adjusted Corporate EBITDA, Hotel EBITDA, Adjusted Hotel EBITDA and Adjusted Hotel EBITDA Margin are non-GAAP financial measures within the meaning of the rules of the Securities and Exchange Commission. See the discussion included in this press release for information regarding these non-GAAP financial measures.

INVESTING ACTIVITY

On April 25, 2013, the Trust acquired the 410-room W New Orleans located in New Orleans, Louisiana for approximately $65.7 million, including acquired working capital. The Trust funded the acquisition with available cash on hand. The Trust entered into a management agreement with Starwood Hotels & Resorts to continue managing the hotel.

On May 31, 2013, the Trust acquired the 313-room Hyatt Fisherman's Wharf located in San Francisco, California for approximately $102.4 million, including acquired working capital. The Trust funded the acquisition with available cash on hand and a borrowing under its revolving credit facility. The Trust entered into a management agreement with Evolution Hospitality to manage the hotel under a franchise agreement with Hyatt Hotels Corporation.

On June 27, 2013, the Trust acquired the 200-room Hyatt Santa Barbara located in Santa Barbara, California for approximately $60.9 million, including acquired working capital. The Trust funded the acquisition with available cash on hand and a borrowing under its revolving credit facility. The Trust entered into a management agreement with HEI Hotels and Resorts to manage the hotel under a franchise agreement with Hyatt Hotels Corporation.

FINANCING ACTIVITY

On May 3, 2013, the Trust closed on a $60.0 million, seven-year, fixed-rate mortgage loan secured by the Boston Marriott Newton. The loan carries a fixed interest rate of 3.63% per annum, with principal and interest payments based on a 25-year principal amortization.

DIVIDENDS

On April 15, 2013, the Trust paid dividends in the amounts of $0.24 per share to its common shareholders and $0.484375 per share to its preferred shareholders, both of record as of March 29, 2013. On May 21, 2013, the Trust declared dividends in the amounts of $0.24 per share payable to its common shareholders and $0.484375 per share payable to its preferred shareholders, both of record as of June 28, 2013. Both dividends were paid on July 15, 2013.

POST-QUARTER ACTIVITY

On July 11, 2013, the Trust completed the refinancing of its $130.0 million term secured by the Le Meridien San Francisco and the W Chicago - City Center, which was scheduled to mature on July 8, 2014. The term loan was refinanced with two individual fixed-rate mortgage loans with an aggregate principal amount of $185.5 million. The first new loan is a $92.5 million, seven-year, fixed-rate mortgage loan secured by the Le Meridien San Francisco. The loan carries a fixed interest rate of 3.50% per annum, with principal and interest payments based on a 25-year principal amortization. The second new loan is a $93.0 million, 10-year, fixed-rate mortgage loan secured by the W Chicago - City Center. The loan carries a fixed interest rate of 4.25% per annum, with principal and interest payments based on a 25-year principal amortization.

On August 5, 2013, the Trust declared dividends in the amounts of $0.26 per share payable to its common shareholders and $0.484375 per share payable to its preferred shareholders, both of record as of September 30, 2013. The dividends will be paid on October 15, 2013.

2013 OUTLOOK

The Trust is updating its 2013 outlook to incorporate its second quarter results, recent operating trends and fundamentals, the acquisitions of the Hyatt Fisherman's Wharf and the Hyatt Santa Barbara, and the refinancing of the $130.0 million term loan. The revised outlook assumes no additional financing transactions or acquisitions beyond those described above (in millions, except per share amounts):

       

Third Quarter 2013

Guidance
LowHigh
Pro forma RevPAR increase over 2012(1)3.0%4.0%
Adjusted Hotel EBITDA$41.6$42.9
AFFO per diluted share$0.57$0.60
 

Full Year 2013

           
Updated GuidancePrevious Guidance
LowHighLowHigh
Pro forma RevPAR increase over 2012(1)5.0%6.0%5.0%7.0%
Adjusted Hotel EBITDA$132.8$136.0$126.3$130.3
AFFO per diluted share$1.74$1.80$1.64$1.72
 

__________

(1) For updated guidance, based on comparable 19-hotel portfolio. For previous guidance, based on a 15-hotel portfolio as described in the Trust's Q1 2013 earnings release.
 

NON-GAAP FINANCIAL MEASURES

The Trust reports the following eight non-GAAP financial measures that it believes are useful to investors as key measures of its operating performance: (1) FFO, (2) FFO available to common shareholders, (3) AFFO available to common shareholders, (4) Corporate EBITDA, (5) Adjusted Corporate EBITDA, (6) Hotel EBITDA, (7) Adjusted Hotel EBITDA and (8) Adjusted Hotel EBITDA Margin. Reconciliations of these non-GAAP financial measures to the most comparable GAAP measure are included in the accompanying financial tables.

FFO - The Trust calculates FFO in accordance with standards established by the National Association of Real Estate Investment Trusts (NAREIT), which defines FFO as net income (calculated in accordance with GAAP), excluding depreciation and amortization, impairment charges, gains (losses) from sales of real estate, the cumulative effect of changes in accounting principles, and adjustments for unconsolidated partnerships and joint ventures. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, most industry investors consider presentations of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. By excluding the effect of depreciation and amortization and gains (losses) from sales of real estate, both of which are based on historical cost accounting and which may be of lesser significance in evaluating current performance, the Trust believes that FFO provides investors a useful financial measure to evaluate the Trust's operating performance.

FFO available to common shareholders - The Trust reduces FFO for preferred share dividends and dividends declared on and earnings allocated to unvested time-based awards (consistent with adjustments required by GAAP in reporting net income available to common shareholders and related per share amounts). FFO available to common shareholders provides investors another financial measure to evaluate the Trust's operating performance after taking into account the interests of holders of the Trust's preferred shares and unvested time-based awards.

AFFO available to common shareholders - The Trust further adjusts FFO available to common shareholders for certain additional recurring and non-recurring items that are not in NAREIT's definition of FFO. Specifically, the Trust adjusts for hotel acquisition costs and non-cash amortization of intangible assets and liabilities, including air rights contracts, ground lease assets and unfavorable contract liabilities, deferred franchise costs, and deferred key money, all of which are recurring items. The Trust believes that AFFO available to common shareholders provides investors with another financial measure of its operating performance that provides for greater comparability of its core operating results between periods.

Corporate EBITDA - Corporate EBITDA is defined as net income before interest, income taxes, and depreciation and amortization. The Trust believes that Corporate EBITDA provides investors a useful financial measure to evaluate the Trust's operating performance, excluding the impact of the Trust's capital structure (primarily interest expense) and the Trust's asset base (primarily depreciation and amortization).

Adjusted Corporate EBITDA - The Trust further adjusts Corporate EBITDA for certain additional recurring and non-recurring items. Specifically, the Trust adjusts for hotel acquisition costs and non-cash amortization of intangible assets and liabilities, including air rights contracts, ground lease assets and unfavorable contract liabilities, deferred franchise costs, and deferred key money, all of which are recurring items. The Trust believes that Adjusted Corporate EBITDA provides investors with another financial measure of its operating performance that provides for greater comparability of its core operating results between periods.

Hotel EBITDA - Hotel EBITDA is defined as total revenues less total hotel operating expenses. The Trust believes that Hotel EBITDA provides investors a useful financial measure to evaluate the Trust's hotel operating performance.

Adjusted Hotel EBITDA - The Trust further adjusts Hotel EBITDA for certain additional recurring and non-recurring items. Specifically, the Trust adjusts for non-cash amortization of intangible assets and liabilities, including ground lease assets and unfavorable contract liabilities, deferred franchise costs, and deferred key money, all of which are recurring items. The Trust believes that Adjusted Hotel EBITDA provides investors with another useful financial measure to evaluate the Trust's hotel operating performance.

Adjusted Hotel EBITDA Margin - Adjusted Hotel EBITDA Margin is defined as Adjusted Hotel EBITDA as a percentage of total revenues. The Trust believes that Adjusted Hotel EBITDA Margin provides investors another useful financial measure to evaluate the Trust's hotel operating performance.

CONFERENCE CALL

The Trust will host a conference call on Monday, August 5, 2013 at 5:30 p.m. Eastern Time to discuss its financial results. Interested individuals are invited to listen to the call by dialing (877) 683-0303 (U.S./Canadian callers) or (706) 643-5037 (International callers). The conference call ID is 17429337. A simultaneous webcast of the call will be available on the Trust's website at www.chesapeakelodgingtrust.com. It is recommended that participants call or log on 10 minutes ahead of the scheduled start time to ensure proper connection.

A replay of the conference call will be available two hours after the live call until midnight on August 12, 2013. To access the replay, dial (855) 859-2056 (U.S./Canadian callers) or (404) 537-3406 (International callers). The conference call ID is 17429337. A webcast replay and transcript of the conference call will be archived and available on the Trust's website for 12 months.

ABOUT CHESAPEAKE LODGING TRUST

Chesapeake Lodging Trust is a self-advised lodging real estate investment trust (REIT) focused on investments primarily in upper-upscale hotels in major business and convention markets and, on a selective basis, premium select-service hotels in urban settings or unique locations in the United States. The Trust owns 20 hotels with an aggregate of 5,932 rooms in eight states and the District of Columbia. Additional information can be found on the Trust's website at www.chesapeakelodgingtrust.com.

Note: This press release contains forward-looking statements within the meaning of federal securities regulations. These forward-looking statements are identified by their use of terms and phrases such as "anticipate," "believe," "could," "estimate," "expect," "intend," "may," "should," "plan," "predict," "project," "will," "continue" and other similar terms and phrases, including references to assumptions and forecasts, such as the Trust's expectations regarding the future Hotel EBITDA and Adjusted Hotel EBITDA of its existing hotels and the Trust's 2013 outlook.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: the Trust's ability to complete acquisitions; the Trust's ability to continue to satisfy complex rules in order for it to remain a REIT for federal income tax purposes; and other risks and uncertainties associated with the Trust's business described in its filings with the SEC. Although the Trust 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 August 5, 2013, and the Trust undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in the Trust's expectations, except as required by law.

    
CHESAPEAKE LODGING TRUST
CONSOLIDATED BALANCE SHEETS
(in thousands, except share data)
 
 

June 30,

December 31,
20132012
(unaudited)
 
ASSETS
Property and equipment, net$1,428,975$1,107,722
Intangible assets, net39,08139,382
Cash and cash equivalents42,76033,194
Restricted cash27,33223,460
Accounts receivable, net22,9268,384
Prepaid expenses and other assets11,86514,056
Deferred financing costs, net 7,027  6,630 
Total assets$1,579,966 $1,232,828 
 
 
LIABILITIES AND SHAREHOLDERS' EQUITY
Long-term debt$580,401$405,208
Accounts payable and accrued expenses49,96634,868
Other liabilities 28,866  25,944 
Total liabilities 659,233  466,020 
 
Commitments and contingencies
 

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