Ashford To Acquire Hyatt Dulles Airport for $72.5 Million
September 22 2005 - 5:00PM
PR Newswire (US)
Acquisition Highlights: - Acquired at a forward twelve-month cap
rate of 7.5%, EBITDA multiple of 11.2x, and EBITDA yield of 8.9% -
Recently completed $5 million renovation favorably positions Hyatt
Dulles in strong RevPAR market - Potential expansion of an
additional 210 guestrooms and 16,000 square feet of meeting space
provide future upside potential - Ashford's direct hotel portfolio
to increase to 78 assets totaling 12,995 rooms DALLAS, Sept. 22
/PRNewswire-FirstCall/ -- Ashford Hospitality Trust, Inc.
(NYSE:AHT) announced it has signed a definitive agreement to
acquire the 316- room Hyatt Dulles in Herndon, VA, for $72.5
million in cash from Dulles Airport Hotel, LLC, an affiliate of
Colony Capital, LLC. The purchase price equates to an 11.2x forward
twelve-month EBITDA multiple, an EBITDA yield of 8.9% and a forward
twelve-month net operating income capitalization rate of 7.5%. The
property generated revenues of $18.1 million on a trailing twelve
month basis. The trailing twelve month unleveraged EBITDA yield is
7.3% and the net operating income capitalization rate is 6.0%. The
acquisition is expected to close in October 2005. Opened in 1989,
the Hyatt Dulles has 316 rooms and 17,422 square feet of meeting
space and two food and beverage facilities. Located in close
proximity to Washington Dulles International Airport, the Hyatt
Dulles is expected to benefit from the ongoing $3.4 billion
expansion of the airport as well as the annex to the Smithsonian
Air and Space Museum that is adjacent to the airport and draws an
estimated 3.5 million visitors per year. The Hyatt Dulles recently
completed a $5 million renovation that included the refurbishment
of all guestrooms. The renovation entailed new carpet and wall
covering, new and upgraded soft goods, refurbishment of credenzas
and work areas. In addition, bathrooms received new tile, granite
vanities and new fixtures. Although following this renovation there
will be no additional Hyatt brand capital requirements, Ashford
intends to renovate the restaurants and public areas following the
acquisition. Hyatt will continue to manage the property under a
long term management agreement. Monty J. Bennett, President and CEO
of Ashford Hospitality Trust, said, "Over the last two years, the
Dulles market has posted double-digit increases in RevPAR. With the
infrastructure demand growth and no new hotel supply forecast in
the near future, we believe the renovation of such a strong-
branded and well-located asset as the Hyatt Dulles will position us
to achieve significant EBITDA growth going forward. The potential
opportunity to expand the hotel with an additional 210 guestrooms
and up to 16,000 square feet of meeting space also offers
compelling upside that we will be evaluating in the near future."
Ashford Hospitality Trust is a self-administered real estate
investment trust focused on investing in the hospitality industry
across all segments and at all levels of the capital structure,
including direct hotel investments, first mortgages, mezzanine
loans and sale-leaseback transactions. Additional information can
be found on the Company's web site at http://www.ahtreit.com/.
Colony Capital, LLC is a private, international investment firm
focusing primarily on real estate-related assets and operating
companies. Since 1991, Colony Capital has invested more than $15
billion in over 8,000 assets through various corporate, portfolio
and complex property transactions. Colony has a staff of more than
110 and is headquartered in Los Angeles, with offices in New York,
Boston, Hawaii, Paris, London, Madrid, Rome, Beirut, Hong Kong,
Tokyo, Taipei, Shanghai and Seoul. For additional information visit
http://www.colonyinc.com/. Certain statements and assumptions in
this press release contain or are based upon "forward-looking"
information and are being made pursuant to the safe harbor
provisions of the Private Securities Litigation Reform Act of 1995.
These forward-looking statements are subject to risks and
uncertainties. When we use the words "will likely result," "may,"
"anticipate," "estimate," "should," "expect," "believe," "intend,"
or similar expressions, we intend to identify forward-looking
statements. Such forward-looking statements include, but are not
limited to, the forward EBITDA multiple, the forward income
capitalization rate, the forward EBITDA yield, the expectation that
the transaction will close in October 2005, the impact of the
transaction on our business and future financial condition, our
business and investment strategy, our understanding of our
competition and current market trends and opportunities and
projected capital expenditures. Such statements are subject to
numerous assumptions and uncertainties, many of which are outside
Ashford's control. These forward-looking statements are subject to
known and unknown risks and uncertainties, which could cause actual
results to differ materially from those anticipated, including,
without limitation: general volatility of the capital markets and
the market price of our common stock; changes in our business or
investment strategy; availability, terms and deployment of capital;
availability of qualified personnel; changes in our industry and
the market in which we operate, interest rates or the general
economy; and the degree and nature of our competition. These and
other risk factors are more fully discussed in Ashford's filings
with the Securities and Exchange Commission. EBITDA is defined as
net income before interest, taxes, depreciation and amortization.
EBITDA yield is defined as trailing twelve month EBITDA divided by
the purchase price. A capitalization rate is determined by dividing
the property's annual net operating income by the purchase price.
Net operating income is the property's funds from operations minus
a capital expense reserve of 4% of gross revenues. Funds from
operations ("FFO"), as defined by the White Paper on FFO approved
by the Board of Governors of the National Association of Real
Estate Investment Trusts ("NAREIT") in April 2002, represents net
income (loss) computed in accordance with generally accepted
accounting principles ("GAAP"), excluding gains (or losses) from
sales or properties and extraordinary items as defined by GAAP,
plus depreciation and amortization of real estate assets, and net
of adjustments for the portion of these items related to
unconsolidated entities and joint ventures. The forward-looking
statements included in this press release are only made as of the
date of this press release. Investors should not place undue
reliance on these forward-looking statements. We are not obligated
to publicly update or revise any forward-looking statements,
whether as a result of new information, future events or
circumstances, changes in expectations or otherwise. Contact:
Douglas Kessler Chief Operating Officer and Head of Acquisitions
(972) 490-9600 or Tripp Sullivan Corporate Communications, Inc.
(615) 254-3376 DATASOURCE: Ashford Hospitality Trust, Inc. CONTACT:
Douglas Kessler, Chief Operating Officer and Head of Acquisitions
of Ashford Hospitality Trust, +1-972-490-9600; or Tripp Sullivan of
Corporate Communications, Inc., +1-615-254-3376 Web site:
http://www.ahtreit.com/ http://www.colonyinc.com/
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