Chesapeake Lodging Trust (NYSE:CHSP), a lodging real estate
investment trust (REIT), provided today its 2014 outlook. The
Trust’s 2014 outlook is as follows (in millions, except pro forma
RevPAR and per share amounts):
2014 Outlook Low High
CONSOLIDATED: Net income available to common
shareholders $ 38.9 $ 43.7 Net income per diluted common share $
0.79 $ 0.89 Adjusted Corporate EBITDA $ 131.2 $ 136.5
AFFO available to common shareholders $ 93.1 $ 97.9 AFFO per
diluted common share $ 1.90 $ 2.00 Corporate general and
administrative expense $ 14.0 $ 14.7 Weighted-average number
of diluted common shares outstanding 49.0 49.0
HOTEL
PORTFOLIO:
17-Hotel
Portfolio(1)
RevPAR $ 167.00 $ 170.00 Pro forma RevPAR increase over 2013(2) 5.0
% 7.0 % Adjusted Hotel EBITDA $ 128.0 $ 133.0 Adjusted Hotel EBITDA
Margin 32.5 % 33.2 % Pro forma Adjusted Hotel EBITDA Margin
increase over 2013(2) 75 bps 150 bps
20-Hotel
Portfolio
RevPAR $ 162.00 $ 165.00 Pro forma RevPAR increase over 2013(2) 3.5
% 5.5 % Adjusted Hotel EBITDA $ 145.2 $ 151.2 Adjusted Hotel EBITDA
Margin 31.4 % 32.1 % Pro forma Adjusted Hotel EBITDA Margin
increase over 2013(2) 25 bps 100 bps
____________________________
(1) Excludes the W Chicago – Lakeshore, the W New Orleans,
and the Holiday Inn New York City Midtown – 31st Street, as these
hotels will be undergoing comprehensive renovations during 2014.
(2) The comparable 2013 period includes operating results for
certain hotels prior to their acquisition by the Trust in 2013.
The Trust’s 2014 outlook assumes a continuation of favorable
U.S. lodging fundamentals driven by below historical average supply
growth and an improving U.S. economy and lodging demand. The
Trust’s 2014 outlook assumes no additional acquisitions,
dispositions, or financing transactions.
“We are very excited about our prospects in 2014 as our hotel
portfolio is well-positioned to take advantage of the continued
improvement in the lodging industry,” said James L. Francis,
Chesapeake Lodging Trust’s President and Chief Executive Officer.
“We expect hotel fundamentals in 2014 to be stronger than 2013 as
new room supply is expected to remain below historical levels and
hotel demand continues to strengthen with the recovery in the U.S.
economy.” Mr. Francis continued, “Despite the renovation
displacement we expect in 2014 at three of our hotels, we believe
we can still deliver very solid top-line and bottom-line growth.
The incremental cash flow and value that we expect to generate as a
result of these renovations will provide outsized growth in 2015
and beyond.”
The Trust’s 2014 outlook includes expected displacement
resulting from (1) the comprehensive renovation at the 520-room W
Chicago – Lakeshore, which commenced in the third quarter of 2013
and is expected to be completed in the second quarter of 2014, (2)
the comprehensive renovation at the 410-room W New Orleans to
reposition the hotel to the Le Meridien brand, which is expected to
commence in the second quarter of 2014 and be completed in the
fourth quarter of 2014, and (3) the expected two-month closure in
the third quarter of 2014 of the 122-room Holiday Inn New York City
Midtown – 31st Street to reposition the hotel. The Trust estimates
the impact of the displacement in 2014 from these renovations on
Hotel EBITDA to be between $6.0 million and $6.5 million.
NON-GAAP FINANCIAL MEASURES
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. The Trust believes these
non-GAAP financial measures are useful to investors as key measures
of its operating performance. 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.
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 2014 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 January 21, 2014, 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 RECONCILIATION OF
NON-GAAP FINANCIAL MEASURES (in thousands, except per share
data) (unaudited)
The following table calculates forecasted
Hotel EBITDA and Adjusted Hotel EBITDA for the 17-hotel portfolio
and the 20-hotel portfolio for the year ending December 31,
2014:
Year
Ending December 31, 2014 17-Hotel Portfolio 20-Hotel Portfolio Low
High Low High Total revenue $ 394,400 $
400,600 $ 462,400 $ 470,300 Less: Total hotel operating expenses
266,100 267,300
316,900 318,800 Hotel EBITDA
128,300 133,300 145,500 151,500
Less: Non-cash amortization(1)
(300 ) (300
) (300 )
(300 ) Adjusted Hotel EBITDA
$ 128,000 $
133,000 $ 145,200
$ 151,200
____________________________
(1) Includes non-cash amortization of ground lease asset,
deferred franchise costs, deferred key money, and unfavorable
contract liability. The following table reconciles
forecasted net income to Corporate EBITDA and Adjusted Corporate
EBITDA for the year ending December 31, 2014:
Year Ending December 31, 2014 Low High
Net income $ 49,060 $ 53,860 Add: Depreciation and
amortization 53,970 53,970 Interest expense 27,210 27,210 Income
tax expense 750 1,250 Less: Interest income
(10
) (10 ) Corporate
EBITDA 130,980 136,280 Add: Hotel acquisition costs - -
Non-cash amortization(1)
220
220 Adjusted Corporate EBITDA
$
131,200 $ 136,500
____________________________
(1) Includes non-cash amortization of ground lease asset,
deferred franchise costs, deferred key money, unfavorable contract
liability, and air rights contract.
The following table reconciles forecasted
net income to FFO, FFO available to common shareholders, and AFFO
available to common shareholders for the year ending December 31,
2014:
Year Ending December 31, 2014 Low
High Net income $ 49,060 $ 53,860 Add:
Depreciation and amortization
53,970
53,970 FFO 103,030 107,830 Less: Preferred
share dividends (9,690 ) (9,690 ) Dividends declared on unvested
time-based awards (490 ) (490 ) Undistributed earnings allocated to
unvested time-based awards
-
- FFO available to common shareholders 92,850 97,650
Add: Hotel acquisition costs - - Non-cash amortization(1)
220 220 AFFO available to
common shareholders
$ 93,070
$ 97,870 FFO per common share -
basic and diluted $ 1.89 $ 1.99 AFFO per common share -
basic and diluted $ 1.90 $ 2.00 Weighted-average number of
diluted common shares outstanding 49,002 49,002
____________________________
(1) Includes non-cash amortization of ground lease asset,
deferred franchise costs, deferred key money, unfavorable contract
liability, and air rights contract.
CHESAPEAKE LODGING TRUST
CURRENT HOTEL PORTFOLIO
Purchase Price
Hotel Location Rooms (in millions) Acquisition Date 1 Hyatt
Regency Boston Boston, MA 502 $ 112.00 March 18, 2010 2 Hilton
Checkers Los Angeles Los Angeles, CA 193 46.00 June 1, 2010 3
Courtyard Anaheim at Disneyland Resort Anaheim, CA 153 25.00 July
30, 2010 4 Boston Marriott Newton Newton, MA 430 77.25 July 30,
2010 5 Le Meridien San Francisco San Francisco, CA 360 143.00
December 15, 2010 6 Homewood Suites Seattle Convention Center
Seattle, WA 195 53.00 May 2, 2011 7 W Chicago - City Center
Chicago, IL 403 128.80 May 10, 2011 8 Hotel Indigo San Diego
Gaslamp Quarter San Diego, CA 210 55.50 June 17, 2011 9 Courtyard
Washington Capitol Hill/Navy Yard Washington, DC 204 68.00 June 30,
2011 10 Hotel Adagio San Francisco, Autograph Collection San
Francisco, CA 171 42.25 July 8, 2011 11 Denver Marriott City Center
Denver, CO 613 119.00 October 3, 2011 12 Holiday Inn New York City
Midtown - 31st Street New York, NY 122 52.20 December 22, 2011 13 W
Chicago - Lakeshore Chicago, IL 520 126.00 August 21, 2012 14 Hyatt
Regency Mission Bay Spa and Marina San Diego, CA 429 62.00
September 7, 2012 15 The Hotel Minneapolis, Autograph Collection
Minneapolis, MN 222 46.00 October 30, 2012 16 Hyatt Place New York
Midtown South New York, NY 185 76.25 March 14, 2013 17 W New
Orleans - French Quarter New Orleans, LA 97 25.50 March 28, 2013 18
W New Orleans New Orleans, LA 410 65.00 April 25, 2013 19 Hyatt
Fisherman's Wharf San Francisco, CA 313 103.50 May 31, 2013 20
Hyatt Santa Barbara Santa Barbara, CA 200 61.00 June 27, 2013
5,932 $ 1,487.25
Chesapeake Lodging TrustDouglas W. Vicari, 410-972-4142
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