CHSP Chesapeake Lodging Trust

Chesapeake Lodging Trust (NYSE:CHSP), a lodging real estate investment trust (REIT), reported today its financial results for the quarter ended December 31, 2017.

HIGHLIGHTS

• Comparable RevPAR: 0.3% increase for the 21-hotel portfolio and 1.2% increase for the 14-hotel portfolio over the same period in 2016.
• Comparable Adjusted Hotel EBITDA Margin: 40 basis point decrease to 29.9% for the 21-hotel portfolio and 10 basis point decrease to 33.4% for the 14-hotel portfolio over the same period in 2016.
• Adjusted Hotel EBITDA: $42.5 million.
• Adjusted Corporate EBITDA: $37.3 million.
• Net income available to common shareholders: $27.6 million or $0.46 per diluted common share.
• Adjusted FFO: $28.4 million or $0.48 per diluted common share.
• Disposition: Sold the 222-room The Hotel Minneapolis, Autograph Collection for a sale price of $46.0 million.

“We are pleased with our results for the fourth quarter which were in line with our provided outlook. During the quarter, our hotels located in New Orleans and Santa Barbara were negatively impacted by Hurricane Nate and wildfires, respectively. Despite these negative impacts, RevPAR for our 14-hotel portfolio increased 1.2% over 2016, which was the strongest RevPAR quarterly growth rate of 2017 for our stabilized portfolio,” said James L. Francis, Chesapeake Lodging Trust’s President and Chief Executive Officer.

Mr. Francis continued, “As we begin 2018, we are cautiously optimistic that the pro-growth political agenda, including the recent passing of the Tax Cuts and Jobs Act of 2017, will positively impact lodging demand as we proceed through the year. Furthermore, we believe the headwinds we experienced throughout 2017, resulting from the temporary closure of the Moscone Center in San Francisco and the three significant guestroom renovations, will provide tailwinds and position our hotel portfolio for outperformance relative to the U.S. lodging industry in 2018 and beyond.”

CONSOLIDATED FINANCIAL RESULTS

The following is a summary of the consolidated financial results for the three months and year ended December 31, 2017 and 2016 (in millions, except share and per share amounts):

            Three Months Ended December 31, Year Ended December 31, 2017   2016 2017   2016 Total revenue $ 142.7 $ 145.1 $ 598.3 $ 619.7   Net income available to common shareholders $ 27.6 $ 9.7 $ 66.5 $ 67.0 Net income per diluted common share $ 0.46 $ 0.16 $ 1.11 $ 1.13   Adjusted Hotel EBITDA $ 42.5 $ 44.1 $ 188.6 $ 203.7   Adjusted Corporate EBITDA $ 37.3 $ 39.0 $ 169.5 $ 184.5   AFFO available to common shareholders $ 28.4 $ 28.4 $ 128.6 $ 140.4 AFFO per diluted common share $ 0.48 $ 0.48 $ 2.17 $ 2.39   Weighted-average number of diluted common shares outstanding 59,311,061 58,737,275 59,255,244 58,717,647  

HOTEL OPERATING RESULTS

As of December 31, 2017, the Trust owned 21 hotels. The Trust uses the term “comparable” to refer to metrics that include only those hotels owned for the entirety of the two periods being compared. Since The Hotel Minneapolis, Autograph Collection was sold on November 8, 2017, it has been excluded from the hotel portfolio metrics below. During 2017, the following seven of the Trust’s 21 hotels were negatively effected as a result of (1) the negative impact on lodging demand in San Francisco resulting from the temporary closure and expansion of the Moscone Center and/or (2) significant guestroom renovations undergoing during the year: Le Meridien San Francisco, JW Marriott San Francisco Union Square, Hyatt Centric Fisherman’s Wharf, Hotel Adagio San Francisco, Autograph Collection, Boston Marriott Newton, Hilton Denver City Center, and Hyatt Regency Mission Bay Spa and Marina. As such, the Trust is reporting key operating metrics for a 14-hotel portfolio in addition to the 21-hotel portfolio. Included in the following table are comparisons of the key operating metrics for the 21-hotel portfolio and the 14-hotel portfolio for the three months and year ended December 31, 2017 and 2016 (in thousands, except for ADR and RevPAR):

            Three Months Ended December 31, Year Ended December 31, 2017       2016       Change 2017       2016       Change

21-Hotel Portfolio

Comparable Occupancy 80.5 % 80.0 % 50 bps 83.1 % 83.9 % (80) bps Comparable ADR $ 219.48 $ 220.21 (0.3)% $ 225.21 $ 228.58 (1.5)% Comparable RevPAR $ 176.73 $ 176.15 0.3% $ 187.22 $ 191.89 (2.4)% Comparable Adjusted Hotel EBITDA $ 42,219 $ 42,990 (1.8)% $ 185,862 $ 199,169 (6.7)% Comparable Adjusted Hotel EBITDA Margin 29.9 % 30.3 % (40) bps 31.6 % 32.9 % (130) bps

14-Hotel Portfolio

Comparable Occupancy 82.6 % 81.2 % 140 bps 84.9 % 84.0 % 90 bps Comparable ADR $ 217.94 $ 219.02 (0.5)% $ 222.17 $ 226.01 (1.7)% Comparable RevPAR $ 179.91 $ 177.78 1.2% $ 188.67 $ 189.95 (0.7)% Comparable Adjusted Hotel EBITDA $ 27,120 $ 27,358 (0.9)% $ 117,300 $ 122,226 (4.0)% Comparable Adjusted Hotel EBITDA Margin 33.4 % 33.5 % (10) bps 34.9 % 35.6 % (70) bps  

Hotel EBITDA, Adjusted Hotel EBITDA, Adjusted Hotel EBITDA Margin, Corporate EBITDA, Adjusted Corporate EBITDA, FFO, FFO available to common shareholders and AFFO available to common shareholders 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.

DISPOSITION ACTIVITY

On November 8, 2017, the Trust sold the 222-room The Hotel Minneapolis, Autograph Collection located in Minneapolis, Minnesota for $46.3 million, including sold working capital, which resulted in a gain on sale of $6.1 million. The Trust acquired The Hotel Minneapolis, Autograph Collection in October 2012 for $46.0 million, or approximately $207,000 per key. The sale price of $46.0 million, or approximately $207,000 per key, represented a 6.2% trailing twelve month NOI cap rate (after factoring in a needed 2018 renovation estimated at $5.0 million, the sale price represented a 5.6% NOI cap rate).

DIVIDENDS

On October 13, 2017, the Trust paid a dividend in the amount of $0.40 per share to its common shareholders of record as of September 29, 2017. On December 18, 2017, the Trust declared a dividend in the amount of $0.40 per share payable to its common shareholders of record as of December 29, 2017. The dividend was paid on January 12, 2018.

2018 OUTLOOK

The Trust's 2018 outlook is as follows, and assumes no future acquisitions, dispositions, or financing transactions (in millions, except RevPAR and per share amounts):

           

First Quarter2018 Outlook

Full Year2018 Outlook

Low       High Low       High CONSOLIDATED:   Net income available to common shareholders $ 3.9 $ 5.6 $ 62.9 $ 69.4 Net income per diluted common share $ 0.06 $ 0.09 $ 1.06 $ 1.17   Adjusted Corporate EBITDA $ 29.6 $ 31.1 $ 175.5 $ 183.0   AFFO available to common shareholders $ 23.1 $ 24.9 $ 138.1 $ 144.6 AFFO per diluted common share $ 0.39 $ 0.42 $ 2.33 $ 2.43   Corporate cash general and administrative expense $ 3.0 $ 3.2 $ 10.8 $ 11.8 Corporate non-cash general and administrative expense $ 2.0 $ 2.0 $ 7.6 $ 7.6   Weighted-average number of diluted common shares outstanding 59.5 59.5 59.4 59.4   HOTEL PORTFOLIO:   RevPAR $ 168.00 $ 172.00 $ 193.00 $ 197.00 RevPAR change as compared to 2017(1) 1.0 % 3.0 % 3.0 % 5.0 % Adjusted Hotel EBITDA $ 34.5 $ 36.2 $ 193.8 $ 202.3 Adjusted Hotel EBITDA Margin 26.2 % 27.0 % 32.1 % 32.9 % Adjusted Hotel EBITDA Margin change as compared to 2017(1) (75) bps 0 bps 50 bps 125 bps   _____________ (1)   The comparable 2017 period excludes results of operations for The Hotel Minneapolis, Autograph Collection, which was sold on November 8, 2017.  

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) Hotel EBITDA, (2) Adjusted Hotel EBITDA, (3) Adjusted Hotel EBITDA Margin, (4) Corporate EBITDA, (5) Adjusted Corporate EBITDA, (6) FFO, (7) FFO available to common shareholders and (8) AFFO available to common shareholders. Reconciliations of these non-GAAP financial measures to the most comparable GAAP measure are included in the accompanying financial tables.

Hotel EBITDA – Hotel EBITDA is defined as net income before interest, income taxes, depreciation and amortization, air rights amortization, corporate general and administrative, and hotel acquisition costs. The Trust believes that Hotel EBITDA provides investors a useful financial measure to evaluate the Trust’s hotel operating performance, excluding the impact of the Trust’s capital structure (primarily interest), the Trust’s asset base (primarily depreciation and amortization), and the Trust’s corporate-level expenses (corporate general and administrative and hotel acquisition costs).

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, and gains (losses) from sales of real estate, which is a non-recurring item. For the three months and year ended December 31, 2017, the Trust also adjusted for the non-recurring impact resulting from the change in management at the Hilton Denver City Center (formerly the Denver Marriott City Center), which included a non-cash write-off of an unfavorable contract liability, a settlement gain, and transition-related expenses. The Trust believes that Adjusted Hotel EBITDA provides investors with another useful financial measure to evaluate the Trust’s hotel operating performance, excluding the effect of these items.

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.

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, and gains (losses) from sales of real estate, which is a non-recurring item. For the three months and year ended December 31, 2017, the Trust also adjusted for the non-recurring impact resulting from the change in management at the Hilton Denver City Center (formerly the Denver Marriott City Center), which included a non-cash write-off of an unfavorable contract liability, a settlement gain, and transition-related expenses. 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.

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 of depreciable real estate, 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, write-off of issuance costs of redeemed preferred shares, 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, and the write-off of issuance costs of redeemed preferred shares, which is a non-recurring item. For the three months and year ended December 31, 2017, the Trust also adjusted for (1) the impact, net of tax, resulting from the change in management at the Hilton Denver City Center (formerly the Denver Marriott City Center), which included a non-cash write-off of an unfavorable contract liability, a settlement gain, and transition-related expenses and (2) the non-cash adjustment to the Trust’s deferred tax assets and liabilities resulting from the enactment of the Tax Cuts and Jobs Act, both of which are non-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.

CONFERENCE CALL

The Trust will host a conference call on February 15, 2018 at 4:30 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 3040540. 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 February 22, 2018. To access the replay, dial (855) 859-2056 (U.S./Canadian callers) or (404) 537-3406 (International callers). The conference call ID is 3040540. 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 21 hotels with an aggregate of 6,479 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 first quarter and full year 2018 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: U.S. economic conditions generally and the real estate market and the lodging industry specifically; management and performance of the Trust's hotels; supply and demand for hotel rooms in the Trust's markets; the Trust's competition; the Trust’s ability to continue to satisfy complex rules in order for it to remain a REIT for federal income tax purposes; the effects of any acquisitions, dispositions or financing transactions the Trust may undertake; 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 February 15, 2018, 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)       December 31, 2017       2016     ASSETS Property and equipment, net $ 1,823,217 $ 1,882,869 Intangible assets, net 35,256 35,835 Cash and cash equivalents 44,314 43,060 Restricted cash 30,602 36,128 Accounts receivable, net 20,769 19,966 Prepaid expenses and other assets 21,202   17,516   Total assets $ 1,975,360   $ 2,035,374     LIABILITIES AND SHAREHOLDERS’ EQUITY Long-term debt $ 829,552 $ 737,310 Accounts payable and accrued expenses 65,783 64,581 Other liabilities 31,597   44,808   Total liabilities 926,932   846,699     Commitments and contingencies  

Preferred shares, $.01 par value; 100,000,000 shares authorized; Series A Cumulative Redeemable Preferred Shares; no shares and 5,000,000 shares issued and outstanding, respectively

— 50

Common shares, $.01 par value; 400,000,000 shares authorized; 59,941,088 shares and 59,671,964 shares issued and outstanding, respectively

599 597 Additional paid-in capital 1,190,250 1,304,364 Cumulative dividends in excess of net income (144,734 ) (116,297 ) Accumulated other comprehensive income (loss) 2,313   (39 ) Total shareholders’ equity 1,048,428   1,188,675   Total liabilities and shareholders’ equity $ 1,975,360   $ 2,035,374       SUPPLEMENTAL CREDIT INFORMATION: Fixed charge coverage ratio(1) 3.00 3.24 Leverage ratio(1) 39.2 % 31.9 % ______________ (1)   Calculated as defined under the Trust’s revolving credit facility.     CHESAPEAKE LODGING TRUST CONSOLIDATED STATEMENTS OF OPERATIONS (in thousands, except share and per share data)            

Three Months EndedDecember 31,

Year EndedDecember 31,

2017       2016 2017       2016 (unaudited) REVENUE Rooms $ 106,402 $ 107,505 $ 450,812 $ 465,796 Food and beverage 29,095 30,135 118,715 125,987 Other 7,158   7,488   28,740   27,916   Total revenue 142,655   145,128   598,267   619,699     EXPENSES Hotel operating expenses: Rooms 26,361 26,383 107,183 108,292 Food and beverage 21,760 22,662 88,454 92,075 Other direct 1,321 1,438 5,457 6,275 Indirect 36,784   50,440   194,212   208,756   Total hotel operating expenses 86,226 100,923 395,306 415,398 Depreciation and amortization 18,978 18,864 76,230 74,661 Air rights contract amortization 130 130 520 520 Corporate general and administrative 5,252   5,093   19,050   19,167   Total operating expenses 110,586   125,010   491,106   509,746     Operating income 32,069 20,118 107,161 109,953   Interest expense (8,950 ) (7,954 ) (33,939 ) (31,846 ) Gain on sale of hotel 6,102   —   6,102   598     Income before income taxes 29,221 12,164 79,324 78,705   Income tax expense (1,619 ) (17 ) (3,089 ) (1,999 )   Net income 27,602 12,147 76,235 76,706   Preferred share dividends — (2,422 ) (5,274 ) (9,688 ) Write-off of issuance costs of redeemed preferred shares —   —   (4,419 ) —   Net income available to common shareholders $ 27,602   $ 9,725   $ 66,542   $ 67,018     Net income per common share: Basic $ 0.47 $ 0.16 $ 1.12 $ 1.13 Diluted $ 0.46 $ 0.16 $ 1.11 $ 1.13   Weighted-average number of common shares outstanding: Basic 59,044,308 58,737,275 59,029,490 58,717,647 Diluted 59,311,061 58,737,275 59,255,244 58,717,647     CHESAPEAKE LODGING TRUST CONSOLIDATED STATEMENTS OF CASH FLOWS (in thousands)       Year Ended December 31, 2017       2016   Cash flows from operating activities: Net income $ 76,235 $ 76,706 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 76,230 74,661 Air rights contract amortization 520 520 Write-off of unfavorable contract liability (11,815 ) — Deferred financing costs amortization 1,682 1,850 Gain on sale of hotel (6,102 ) (598 ) Share-based compensation 7,497 9,507 Other (593 ) (796 ) Changes in assets and liabilities: Accounts receivable, net (1,093 ) (4,363 ) Prepaid expenses and other assets (1,976 ) 329 Accounts payable and accrued expenses 1,283 1,801 Other liabilities 1,667   (47 ) Net cash provided by operating activities 143,535   159,570     Cash flows from investing activities: Disposition of hotels, net of cash sold 45,991 2,028 Improvements and additions to hotels (55,051 ) (32,015 ) Change in restricted cash 5,526   4,233   Net cash used in investing activities (3,534 ) (25,754 )   Cash flows from financing activities: Redemption of preferred shares (125,000 ) — Borrowings under revolving credit facility 315,000 185,000 Repayments under revolving credit facility (310,000 ) (235,000 ) Proceeds from issuance of unsecured term loan 225,000 — Proceeds from issuance of mortgage debt — 150,000 Principal prepayments on mortgage debt — (122,220 ) Scheduled principal payments on mortgage debt (137,657 ) (10,940 ) Payment of deferred financing costs (1,783 ) (952 ) Payment of dividends to common shareholders (95,909 ) (94,480 ) Payment of dividends to preferred shareholders (7,320 ) (9,688 ) Repurchase of common shares (1,078 ) (3,020 ) Net cash used in financing activities (138,747 ) (141,300 ) Net increase (decrease) in cash 1,254 (7,484 ) Cash and cash equivalents, beginning of period 43,060   50,544   Cash and cash equivalents, end of period $ 44,314   $ 43,060      

CHESAPEAKE LODGING TRUST

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

(in thousands, except per share data)

(unaudited)

  The following table reconciles net income to Hotel EBITDA, Adjusted Hotel EBITDA, and Adjusted Hotel EBITDA Margin for the 21-hotel portfolio for the three months and year ended December 31, 2017 and 2016:             Three Months Ended

December 31,

Year Ended

December 31,

2017       2016 2017       2016 Net income $ 27,602 $ 12,147 $ 76,235 $ 76,706

Add:

Interest expense

8,950 7,954 33,939 31,846 Income tax expense 1,619 17 3,089 1,999 Depreciation and amortization 18,978 18,864 76,230 74,661 Air rights contract amortization 130 130 520 520 Corporate general and administrative 5,252   5,093   19,050   19,167   Hotel EBITDA 62,531 44,205 209,063 204,899  

Less:

Non-cash amortization(1)

(129 ) (155 ) (594 ) (620 ) Hilton Denver City Center change in management(2) (13,769 ) — (13,769 ) — Gain on sale of hotel (6,102 ) —   (6,102 ) (598 ) Adjusted Hotel EBITDA 42,531 44,050 188,598 203,681

Less:

Hotel EBITDA of hotel sold(3)

(312 ) (1,060 ) (2,736 ) (4,512 ) Comparable Adjusted Hotel EBITDA(4) $ 42,219   $ 42,990   $ 185,862   $ 199,169   Total revenue $ 142,655 $ 145,128 $ 598,267 $ 619,699

Less:

Total revenue of hotel sold(3)

(1,444 ) (3,324 ) (10,601 ) (13,832 ) Comparable total revenue(4) $ 141,211   $ 141,804   $ 587,666   $ 605,867   Comparable Adjusted Hotel EBITDA Margin(4) 29.9 % 30.3 % 31.6 % 32.9 % _____________ (1)   Reflects non-cash amortization of ground lease asset, deferred franchise costs, deferred key money, and unfavorable contract liability. (2) Reflects (1) a non-cash write-off of an unfavorable contract liability, (2) a settlement gain, and (3) transition-related expenses, all of which are in connection with the change in management at the Hilton Denver City Center (formerly the Denver Marriott City Center). (3) Reflects results of operations for The Hotel Minneapolis, Autograph Collection, which was sold on November 8, 2017. (4) The Trust uses the term "comparable" to refer to metrics that include only those hotels owned for the entirety of the two periods being compared.   The following table reconciles net income to Corporate EBITDA and Adjusted Corporate EBITDA for the three months and year ended December 31, 2017 and 2016:             Three Months Ended

December 31,

Year Ended

December 31,

2017       2016 2017       2016 Net income $ 27,602 $ 12,147 $ 76,235 $ 76,706

Add:

Interest expense

8,950 7,954 33,939 31,846 Income tax expense 1,619 17 3,089 1,999 Depreciation and amortization 18,978   18,864   76,230   74,661   Corporate EBITDA 57,149 38,982 189,493 185,212

Less:

Non-cash amortization(1)

2 (25 ) (74 ) (101 ) Hilton Denver City Center change in management(2) (13,769 ) — (13,769 ) — Gain on sale of hotel (6,102 ) —   (6,102 ) (598 ) Adjusted Corporate EBITDA $ 37,280   $ 38,957   $ 169,548   $ 184,513   _____________ (1)   Reflects non-cash amortization of ground lease asset, deferred franchise costs, deferred key money, unfavorable contract liability, and air rights contract. (2) Reflects (1) a non-cash write-off of an unfavorable contract liability, (2) a settlement gain, and (3) transition-related expenses, all of which are in connection with the change in management at the Hilton Denver City Center (formerly the Denver Marriott City Center).   The following table reconciles net income to FFO, FFO available to common shareholders, and AFFO available to common shareholders for the three months and year ended December 31, 2017 and 2016:            

Three Months EndedDecember 31,

Year EndedDecember 31,

2017       2016 2017       2016 Net income $ 27,602 $ 12,147 $ 76,235 $ 76,706

Add:

Depreciation and amortization

18,978 18,864 76,230 74,661

Less:

Gain on sale of hotel

(6,102 ) —   (6,102 ) (598 ) FFO 40,478 31,011 146,363 150,769  

Less:

Preferred share dividends

— (2,422 ) (5,274 ) (9,688 ) Write-off of issuance costs of redeemed preferred shares — — (4,419 ) — Dividends declared on unvested time-based awards (123 ) (126 ) (494 ) (561 ) Undistributed earnings allocated to unvested time-based awards (20 ) —   —   —   FFO available to common shareholders 40,335 28,463 136,176 140,520  

Add:

Write-off of issuance costs of redeemed preferred shares

— — 4,419 — Tax Cuts and Jobs Act income tax adjustment 1,057 — 1,057 —

Less:

Non-cash amortization(1)

2 (25 ) (74 ) (101 ) Hilton Denver City Center change in management(2) (13,018 ) —   (13,018 ) —   AFFO available to common shareholders $ 28,376   $ 28,438   $ 128,560   $ 140,419     FFO per common share: Basic $ 0.68 $ 0.48 $ 2.31 $ 2.39 Diluted $ 0.68 $ 0.48 $ 2.30 $ 2.39   AFFO per common share: Basic $ 0.48 $ 0.48 $ 2.18 $ 2.39 Diluted $ 0.48 $ 0.48 $ 2.17 $ 2.39 _____________ (1)   Reflects non-cash amortization of ground lease asset, deferred franchise costs, deferred key money, unfavorable contract liability, and air rights contract. (2) Reflects (1) a non-cash write-off of an unfavorable contract liability, (2) a settlement gain, and (3) transition-related expenses, all of which are in connection with the change in management at the Hilton Denver City Center (formerly the Denver Marriott City Center).   The following table reconciles forecasted net income to Hotel EBITDA, Adjusted Hotel EBITDA, and Adjusted Hotel EBITDA Margin for the 21-hotel portfolio for the three months ending March 31, 2018 and year ending December 31, 2018:             Three Months Ending

March 31, 2018

Year Ending

December 31, 2018

Low       High Low       High Net income $ 3,970 $ 5,720 $ 63,380 $ 69,880

Add:

Interest expense

8,900 8,900 35,600 35,600 Income tax expense (benefit) (2,600 ) (2,800 ) 1,250 2,250 Depreciation and amortization 19,230 19,230 75,000 75,000 Air rights contract amortization 130 130 520 520 Corporate general and administrative 4,900   5,100   18,300   19,300   Hotel EBITDA 34,530 36,280 194,050 202,550  

Less:

Non-cash amortization(1)

(80 ) (80 ) (300 ) (300 ) Adjusted Hotel EBITDA $ 34,450   $ 36,200   $ 193,750   $ 202,250     Total revenue $ 131,350 $ 134,200 $ 603,000 $ 615,250   Adjusted Hotel EBITDA Margin 26.2 % 27.0 % 32.1 % 32.9 % _____________ (1)   Reflects non-cash amortization of ground lease asset, deferred franchise costs, and deferred key money.   The following table reconciles forecasted net income to Corporate EBITDA and Adjusted Corporate EBITDA for the three months ending March 31, 2018 and year ending December 31, 2018:             Three Months EndingMarch 31, 2018 Year EndingDecember 31, 2018 Low       High Low       High Net income $ 3,970 $ 5,720 $ 63,380 $ 69,880

Add:

Interest expense

8,900 8,900 35,600 35,600 Income tax expense (benefit) (2,600 ) (2,800 ) 1,250 2,250 Depreciation and amortization 19,230   19,230   75,000   75,000 Corporate EBITDA 29,500 31,050 175,230 182,730  

Add:

Non-cash amortization(1)

50   50   220   220 Adjusted Corporate EBITDA $ 29,550   $ 31,100   $ 175,450   $ 182,950 _____________ (1)   Reflects non-cash amortization of ground lease asset, deferred franchise costs, deferred key money, 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 three months ending March 31, 2018 and year ending December 31, 2018:             Three Months EndingMarch 31, 2018 Year EndingDecember 31, 2018 Low       High Low       High Net income $ 3,970 $ 5,720 $ 63,380 $ 69,880

Add:

Depreciation and amortization

19,230   19,230   75,000   75,000   FFO 23,200 24,950 138,380 144,880  

Less:

Dividends declared on unvested time-based awards

(120 ) (120 ) (480 ) (480 ) Undistributed earnings allocated to unvested time-based awards —   —   —   —   FFO available to common shareholders 23,080 24,830 137,900 144,400

Add:

Non-cash amortization(1)

50   50   220   220   AFFO available to common shareholders $ 23,130   $ 24,880   $ 138,120   $ 144,620     FFO per common share: Basic $ 0.39 $ 0.42 $ 2.33 $ 2.44 Diluted $ 0.39 $ 0.42 $ 2.32 $ 2.43   AFFO per common share: Basic $ 0.39 $ 0.42 $ 2.34 $ 2.45 Diluted $ 0.39 $ 0.42 $ 2.33 $ 2.43   Weighted-average number of common shares outstanding: Basic 59,108 59,108 59,145 59,145 Diluted 59,464 59,464 59,394 59,394 _____________ (1)   Reflects non-cash amortization of ground lease asset, deferred franchise costs, deferred key money, and air rights contract.                   CHESAPEAKE LODGING TRUST CURRENT HOTEL PORTFOLIO   Hotel Location Rooms Acquisition Date 1       Hyatt Regency Boston Boston, MA 502 March 18, 2010 2 Hilton Checkers Los Angeles Los Angeles, CA 193 June 1, 2010 3 Boston Marriott Newton Newton, MA 430 July 30, 2010 4 Le Meridien San Francisco San Francisco, CA 360 December 15, 2010 5 Homewood Suites Seattle Convention Center Seattle, WA 195 May 2, 2011 6 W Chicago – City Center Chicago, IL 403 May 10, 2011 7 Hotel Indigo San Diego Gaslamp Quarter San Diego, CA 210 June 17, 2011 8 Courtyard Washington Capitol Hill/Navy Yard Washington, DC 204 June 30, 2011 9 Hotel Adagio San Francisco, Autograph Collection San Francisco, CA 171 July 8, 2011 10 Hilton Denver City Center Denver, CO 613 October 3, 2011 11 Hyatt Herald Square New York New York, NY 122 December 22, 2011 12 W Chicago – Lakeshore Chicago, IL 520 August 21, 2012 13 Hyatt Regency Mission Bay Spa and Marina San Diego, CA 429 September 7, 2012 14 Hyatt Place New York Midtown South New York, NY 185 March 14, 2013 15 W New Orleans – French Quarter New Orleans, LA 97 March 28, 2013 16 Le Meridien New Orleans New Orleans, LA 410 April 25, 2013 17 Hyatt Centric Fisherman’s Wharf San Francisco, CA 316 May 31, 2013 18 Hyatt Centric Santa Barbara Santa Barbara, CA 200 June 27, 2013 19 JW Marriott San Francisco Union Square San Francisco, CA 344 October 1, 2014 20 Royal Palm South Beach Miami, a Tribute Portfolio Resort Miami Beach, FL 393 March 9, 2015 21 Ace Hotel and Theater Downtown Los Angeles Los Angeles, CA 182 April 30, 2015 6,479

View source version on businesswire.com: http://www.businesswire.com/news/home/20180215006354/en/

Chesapeake Lodging TrustDouglas W. Vicari, 571-349-9452