Ashford Hospitality Trust Completes $2.4 Billion Acquisition of 51-Hotel Portfolio
April 12 2007 - 4:00PM
Business Wire
Ashford Hospitality Trust, Inc. (NYSE: AHT): Acquisition
Highlights: Comprised of 24 full-service, upper-upscale hotels and
27 premium select-service hotels in 31 markets across 18 states,
the District of Columbia and Canada Increases portfolio allocation
in premium branded upper-upscale assets in major metropolitan and
coastal markets with above average RevPAR growth potential
Acquisition price implies a projected forward 12-month NOI cap rate
of approximately 7.6% and an estimated forward EBITDA yield of 9.0%
Price per key of approximately $215,000 for full service hotels and
$125,000 for select service hotels High quality assets include:
Marriott Seattle Waterfront, Capital Hilton, Hilton Costa Mesa,
Hyatt Regency Montreal, Hilton Tucson El Conquistador, Marriott
Legacy Center, Renaissance Tampa, and Hilton La Jolla Torrey Pines.
Ashford Hospitality Trust, Inc. (NYSE: AHT) announced it has
completed the acquisition of a 51-hotel, 13,640-room (net after
joint venture adjustment) hotel portfolio from CNL Hotels and
Resorts for approximately $2.4 billion in total consideration
($177,000 per key). Monty J. Bennett, President and CEO of Ashford
Hospitality Trust, said, "This portfolio is an unparalleled
investment opportunity and transformational event for Ashford. This
accretive transaction concentrates our portfolio in major
metropolitan and coastal markets with largely upper-upscale brands,
while providing us with a larger platform to execute our portfolio
management and internal growth strategies. "To ensure that we
extract the maximum value from this transaction, for the last
several months we focused on integration efforts, fine-tuning the
financing, implementing value-added asset management strategies and
deleveraging our balance sheet. The transition will be smooth with
the added staff mainly in our accounting and asset management
areas, and we anticipate being at the lower end of the $12-16
million range we had previously projected for our incremental
G&A. Continuous negotiations on the financing resulted in even
more flexible terms and lower costs. We made substantial progress
on several value added strategies including JV buyouts and
refinancing along with restructuring of management agreements to
increase EBITDA. We are well on our way to accomplishing our
deleveraging goals with planned asset sales totaling approximately
$570 million in two phases and potential joint venture
discussions." Transaction Pricing The estimated forward NOI cap
rate is 7.6% and the EBITDA yield is 9.0% resulting in an 11.1x
EBITDA multiple. On a trailing 12-month basis, the transaction�s
NOI cap rate is 7.0% with an EBITDA yield of 8.4% equating to an
11.9x EBITDA multiple. Transaction Funding The transaction was
funded with the following sources, all of which with the exception
of assumed debt were provided by Wachovia Securities: $928.5
million of 10-year fixed CMBS at 5.95%; assumed debt from the
existing joint ventures of approximately $436.9 million at an
average interest rate of 6.08%; a $555.1 million pool of
floating-rate CMBS at 165 basis points over LIBOR; $200 million of
preferred equity at 250 basis points over LIBOR; a one-year (with 2
year extension), $325 million term loan at a rate of 150 basis
points over LIBOR; and a three-year $200 million revolver that is
priced between 155 to 195 basis point over LIBOR depending on the
loan-to-value ratio. The blended all-in cost of capital on this
financing is 6.49%. Portfolio The portfolio is comprised of
full-service, upper-upscale hotels that account for approximately
65% of trailing EBITDA and premium select-service hotels totaling
approximately 35% of trailing EBITDA. The 24 full-service,
upper-upscale hotels contain 8,069 rooms with such hotels as the
Marriott Seattle Waterfront, Marriott Legacy Center, Renaissance
Tampa, Hyatt Regency Montreal, Hilton Tucson El Conquistador,
Hilton La Jolla Torrey Pines, Hilton Costa Mesa, and Capital
Hilton. The balance of the portfolio is comprised of 27 premium
select-service hotels totaling 5,571 rooms. The well maintained
hotels in the portfolio have an average age of 14.5 years. For
2006, the portfolio's RevPAR was $99.51, resulting in a portfolio
wide RevPAR yield penetration of approximately 116%. The 2006 ADR
of $138 exceeds Ashford�s existing portfolio by 14%. The portfolio
generated Gross Revenues of $689 million in 2006. The transaction
further concentrates Ashford�s overall portfolio EBITDA in higher
growth markets and solidifies its position in the upper-upscale and
upscale chain segments with 60% upper-upscale, 35% upscale, 4%
midscale and 1% luxury pro forma for the acquisition. Ashford�s
portfolio EBITDA by brand now includes the industry�s strongest
performers with 50% in the Marriott brand family, 31% in Hilton, 8%
in Hyatt and 6% in Starwood. Geographic diversification by EBITDA
is also enhanced with 35% South Atlantic (of which 44% is in the
Washington, D.C. area), 25% Pacific, 11% North Central, 10% South
Central, 9% Mid-Atlantic, 7% Mountain, 2% New England and 1%
Canada. All but five of the 51 hotels are managed by their
respective brands under long-term contracts. On a combined basis,
Ashford has a total of eight different property managers with the
largest being Marriott at 45% of the overall portfolio EBITDA,
Remington Hotels at 22%, Hilton at 18% and Hyatt at 8%. Seventeen
hotels in the acquisition are owned in joint ventures with
ownership interests ranging from 70% to 89%. Capital Expenditure
Plan Ashford expects to invest approximately $55 million in owner
funded valued added capital improvements above the normal reserves
for these assets in the first year to improve the physical product
of the hotels and further enhance RevPAR yield penetration. 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 www.ahtreit.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 expectation that deleveraging
will occur and in the timeframe projected, 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 either 4% or 5% 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. � Hotel
Location State # of Rooms Year Built Manager Ownership % Owned
Rooms � Luxury & Upper Upscale Full Service Hotels: � Capital
Hilton Washington DC DC 544� 1943� Hilton 75% 408� � Hilton
Birmingham Perimeter Park Birmingham AL 205� 1984� Hilton 100% 205�
� Hilton Costa Mesa Costa Mesa CA 486� 1983� Hilton 70% 340� �
Hilton Dallas - Lincoln Centre Dallas TX 500� 1976� Hilton 75% 375�
� Hilton La Jolla Torrey Pines La Jolla CA 394� 1989� Hilton 75%
296� � Hilton Rye Town Rye Town NY 446� 1973� Hilton 75% 335� �
Hilton Suites Auburn Hills AuburnHills MI 224� 1991� Hilton 70%
157� � Hilton Tucson El Conquistador Golf Resort Tucson AZ 428�
1982� Hilton 75% 321� � Miami Hilton Airport & Towers Miami FL
500� 1987� Hilton 70% 350� � JW Marriott New Orleans New Orleans LA
494� 1984� Marriott 100% 494� � Marriott Bridgewater Bridgewater NJ
347� 2002� Marriott 100% 347� � Marriott BWI Airport Baltimore MD
310� 1988� Marriott 100% 310� � Marriott Legacy Center Plano TX
404� 2001� Marriott 100% 404� � Marriott Seattle Waterfront Seattle
WA 358� 2003� Marriott 100% 358� � Marriott Suites Market Center
Dallas TX 266� 1998� Marriott 100% 266� � Hyatt Regency Coral
Gables CoralGables FL 242� 1987� Hyatt 100% 242� � Hyatt Regency
Dearborn Detroit MI 772� 1976� Hyatt 100% 772� � Hyatt Regency
Montreal Montreal CAN 607� 1976� Hyatt 100% 607� � Renaissance
Tampa Tampa FL 293� 2004� Marriott 100% 293� � Embassy Suites
Crystal City - Reagan Airport Arlington VA 267� 1985� Hilton 75%
200� � Embassy Suites Orlando Airport Orlando FL 174� 1999� Hilton
75% 131� � Embassy Suites Portland � Downtown Portland OR 276�
1997� Hilton 70% 193� � Embassy Suites Santa Clara - Silicon Valley
Santa Clara CA 257� 1985� Hilton 75% 193� � Doubletree Crystal City
- Reagan Airport Arlington VA 631� 1973� Hilton 75% 473� �
Sub-Total � � 9,425� � � � 8,069� � Distinctive & Premium
Select Service Hotels: � Courtyard Basking Ridge Basking Ridge NJ
235� 2001� Marriott 100% 235� � Courtyard Edison Edison NJ 146�
2002� Interstate 100% 146� � Courtyard Hartford � Manchester
Manchester CT 90� 1999� Interstate 85% 77� � Courtyard Legacy Park
Plano TX 153� 1998� Marriott 100% 153� � Courtyard Newark Newark CA
181� 2002� Marriott 100% 181� � Courtyard Oakland Airport Oakland
CA 156� 2001� Marriott 100% 156� � Courtyard Old Town Scottsdale
Scottsdale AZ 180� 1999� Marriott 100% 180� � Courtyard Marriott
Village LBV Orlando FL 312� 2000� Marriott 100% 312� � Courtyard
Philadelphia Downtown Philadelphia PA 498� 1999� Marriott 89% 443�
� Courtyard San Francisco Downtown San Francisco CA 405� 2001�
Marriott 100% 405� � Courtyard Seattle Downtown Seattle WA 250�
1999� Marriott 100% 250� � Residence Inn Atlanta � Buckhead Atlanta
GA 150� 1997� Interstate 100% 150� � Residence Inn Atlanta
Perimeter West Atlanta GA 128� 1987� Marriott 100% 128� � Residence
Inn Dallas Plano Plano TX 126� 1998� Marriott 100% 126� � Residence
Inn Hartford � Manchester Manchester CT 96� 2000� Interstate 85%
82� � Residence Inn Kansas City KansasCity MO 96� 1987� Marriott
100% 96� � Residence Inn Las Vegas Las Vegas NV 256� 1998� Marriott
100% 256� � Residence Inn Newark Newark CA 168� 2002� Marriott 100%
168� � Residence Inn Phoenix Airport Phoenix AZ 200� 1999� Marriott
100% 200� � Residence Inn Torrance Torrance CA 247� 1984� Marriott
100% 247� � SpringHill Suites Manhattan Beach Manhattan Beach CA
164� 2001� Marriott 100% 164� � SpringHill Suites Marriott Village
LBV Orlando FL 400� 2000� Marriott 100% 400� � SpringHill Suites
Philadelphia Plymouth Meeting PA 199� 2001� Marriott 100% 199� �
SpringHill Suites Richmond Glen Allen VA 136� 2001� Marriott 100%
136� � Hampton Inn Houston Galleria Houston TX 176� 1995�
Interstate 85% 150� � Fairfield Inn Marriott Village LBV Orlando FL
388� 2000� Marriott 100% 388� � TownePlace Suites Manhattan Beach
Manhattan Beach CA 144� 2001� Marriott 100% 144� � Sub-Total 5,680�
5,571� Total 15,105� 13,640�
Ashford Hospitality (NYSE:AHT)
Historical Stock Chart
From May 2024 to Jun 2024
Ashford Hospitality (NYSE:AHT)
Historical Stock Chart
From Jun 2023 to Jun 2024