Chatham Lodging Trust Reports Strong 2013 Q4 & Full Year Results; Comparable RevPAR up 4.9%
February 19, 2014 10:21am
Fourth Quarter 2013 Highlights
Consolidated Financial Results
The following is a summary of the consolidated financial results for the comparable, respective fourth quarter and full-year periods. RevPAR, ADR and occupancy for 2013 and 2012 are based on hotels owned as of December 31, 2013 ($ in millions, except per share data, RevPAR, ADR, occupancy and margins):
"It has been an invigorating year with the Chatham and JV portfolios producing strong operating results," said Jeffrey H. Fisher, Chatham's president and chief executive officer. "We have grown the Chatham wholly owned portfolio by nearly 50 percent since late December 2012 through the acquisition of seven, high quality hotels. By a number of important measures, 2013 was a very successful year for Chatham:
"Fourth quarter revenue outperformed our expectations with RevPAR growth of 4.4 percent, exceeding our guidance of 2-3 percent," Fisher noted. "Top-line revenue growth was favorably impacted by hotels acquired since December 2012, with RevPAR growth for those hotels of 8.2 percent in the 2013 fourth quarter and 10.1 percent for the year. We expect these acquisitions to continue to outperform industry averages. Additionally, the recently converted Residence Inn in Washington D.C. rebounded quickly from an expected slow start in October with much improved performance in each month since. We see continued RevPAR growth above historical averages in our markets and are very optimistic about the prospects for meaningful top-line growth in 2014 and 2015.
"Our best-in-class platform, an aggressive owner and an experienced, highly focused management company, delivers some of the industry's best margins. Fourth quarter hotel EBITDA margin growth was particularly impressive, rising 210 basis points to 36.0 percent," Fisher pointed out. "With ADR expected to comprise most of our RevPAR growth in 2014 and 2015, we believe there is substantial room for upside in our margins and that we are ideally positioned to further drive margin growth. Additionally, upon acquiring a hotel together with Island Hospitality Management, we have a strong track record of aggressively managing the top-line revenue mix, as well as refining operating expense standards and lowering purchasing costs to improve margins noticeably.
"Our long-term stated goal is to build Chatham into the premier, select-service and upscale, extended-stay lodging REIT. To date, we have successfully created significant, long-term value for our shareholders by making disciplined acquisitions at very attractive pricing, as most of our transactions have been privately sourced with no broker involvement. With historically low interest rates and our belief that there is still running room in this cycle, we will continue to look at opportunities to grow our hotel portfolio with the right balance of leverage and well-timed access to capital," Fisher said.
During the 2013 fourth quarter, the company acquired the 231-room Residence Inn by Marriott Seattle Bellevue/Downtown for a net cash purchase price of $71.8 million and purchased the 160-room SpringHill Suites by Marriott Savannah Downtown/Historic District for $39.8 million.
"These last two deals capped off an exceptional group of acquisitions, purchasing approximately $260 million of newer, high quality hotels in markets that have substantial corporate demand generators or a strong mix of leisure and corporate demand," commented Peter Willis, Chatham's chief investment officer. "The average age of assets acquired since December 2012 is approximately five years and, excluding our two historic buildings in White Plains and Washington, D.C., the average age of our entire portfolio is less than 11 years. We have an active pipeline of potential acquisitions and will continue to take a disciplined approach to acquiring individual hotels or portfolios when the right opportunities arise."
As of December 31, 2013, the company had net debt of $267.8 million (total debt less cash). Total debt outstanding was $272.1 million at an average interest rate of 4.5 percent, including $50.0 million outstanding on its $175 million senior secured revolving credit facility. On December 31, 2013, Chatham's leverage ratio was approximately 36 percent, based on the ratio of the company's net debt to hotel investments at cost, down from approximately 51 percent at December 31, 2012.
During 2013, the company issued $164.6 million of debt at an average rate of 4.7 percent. Also during 2013, the company raised $192.4 million in three common share offerings. At December 31, 2013, the company's stock price was $20.45, 11.4 percent higher than the September offering at $18.35 per share, 25.1 percent higher than the June 2013 offering at $16.35 per share and 39.1 percent higher than the January 2013 offering at $14.70 per share.
"We feel strongly that the capital transactions in 2013 have positioned us for attractive earnings and portfolio growth in 2014 and beyond as the cycle matures," commented Dennis Craven, Chatham's chief financial officer. "Our balance sheet is in great condition, and if the right acquisition opportunities arise, we are willing to use either borrowings under our line of credit or property specific debt to fund that growth."
Innkeepers Joint Venture
During the 2013 fourth quarter, Chatham received distributions of $0.8 million from the joint venture, bringing cumulative distributions to $34.2 million, or 92.4 percent of its full capital investment. The Innkeepers joint venture saw 2013 fourth quarter RevPAR growth of 2.7 percent due to renovations that impacted overall performance. Full year RevPAR improved 5.6 percent, with corresponding comparable hotel EBITDA growth of 9.3 percent for the quarter and 8.2 percent for the full year.
As announced in late January, the joint venture began marketing for sale its 51-hotel, 6,847- room portfolio. The highly diversified portfolio of newly-renovated hotels benefits from superior locations, leading brands, strong property performance, substantial recent capital investment and compelling, long-term value enhancement opportunities. The portfolio is being offered unencumbered by management contracts and has an assumable $950 million interest only loan in place with a floating interest rate of LIBOR + 4.8 percent. The 51-hotel portfolio contributed approximately $10.1 million of Adjusted EBITDA to Chatham in 2013.
"The joint venture has proven to be a great investment to date, and should we consummate a transaction at an acceptable valuation, the returns would be outstanding given our promote interest," Craven highlighted.
The renovation and conversion of the Washington D.C. hotel to a Residence Inn by Marriott was completed at the end of September. "The hotel's ramp-up under the new brand is gaining momentum, with RevPAR growing 14 percent in December and 49 percent in January," Craven commented. "Looking ahead, our hotels are in great physical shape with minimal disruption expected over the next several years. We have only two hotels scheduled to undertake renovations in each of the next two years and only three hotels in 2016, freeing up cash flow to acquire additional hotels or pay down debt."
The two hotels undergoing major renovation in 2014 are the Denver Hilton Garden Inn and Residence Inn White Plains, N.Y. Budget for the renovations is $6.3 million and completely will makeover the two hotels, bringing them up to "like-new" condition, featuring cutting-edge brand standards. The White Plains renovation will be completed in the first quarter, and the Hilton Garden Inn will be renovated in the second quarter, minimizing the number of rooms out of service at any given time.
Chatham currently pays a monthly dividend of $0.07 per common share, the only public lodging REIT to pay monthly dividends. The annualized dividend of $0.84 per common share represents a dividend yield of 4.1 percent, one of the highest in the hotel industry, based on the company's commons share closing price of $20.60 on February 14, 2014.
"We believe our dividend should grow in tandem with our earnings, and our Board will re-assess our 2014 dividend for the second quarter," Fisher noted.
The company provides guidance, but does not undertake to update it for any developments in its business. Achievement of the results is subject to the risks disclosed in the company's filings with the Securities and Exchange Commission. The company's 2014 guidance reflects the following:
Funds from operations (FFO), Adjusted FFO (AFFO), EBITDA and Adjusted EBITDA 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.
The company will hold its fourth quarter 2013 conference call tomorrow, February 19, 2014, at 11:00 a.m. Eastern Time. Shareholders and other interested parties may listen to a simultaneous webcast of the conference call on the Internet by logging onto Chatham's Web site, www.chathamlodgingtrust.com, or at www.streetevents.com, or may participate in the conference call by dialing 1-877-941-0843, reference number 4646993. A recording of the call will be available by telephone until midnight on Wednesday, February 26, 2014, by dialing 1-800-406-7325, reference number 4646993. A replay of the conference call will be posted on Chatham's website.
FFO As Defined by NAREIT and Adjusted FFO
The company calculates FFO in accordance with standards established by the National Association of Real Estate Investment Trusts (NAREIT), which defines FFO as net income or loss (calculated in accordance with GAAP), excluding gains or losses from sales of real estate, impairment write-downs, items classified by GAAP as extraordinary, the cumulative effect of changes in accounting principles, plus depreciation and amortization (excluding amortization of deferred financing costs), and after adjustments for unconsolidated partnerships and joint ventures. The company believes that the presentation of FFO provides useful information to investors regarding its operating performance because it measures performance without regard to specified non-cash items such as real estate depreciation and amortization, gain or loss on sale of real estate assets and certain other items that the company believes are not indicative of the performance of its underlying hotel properties. The company believes that these items are more representative of its asset base and its acquisition and disposition activities than its ongoing operations, and that by excluding the effects of the items, FFO is useful to investors in comparing its operating performance between periods and between REITs that also report FFO in accordance with the NAREIT definition.
The company further adjusts FFO for certain additional items that are not in NAREIT's definition of FFO, including acquisition transaction costs and other charges, losses on the early extinguishment of debt and adjustments for unconsolidated partnerships and joint ventures. The company believes that Adjusted FFO provides investors with another financial measure that may facilitate comparisons of operating performance between periods and between REITs that make similar adjustments to FFO.
EBITDA and Adjusted EBITDA
The company calculates EBITDA as net income or loss excluding interest expense; provision for income taxes, including income taxes applicable to sale of assets; depreciation and amortization; and after adjustments for unconsolidated partnerships and joint ventures. The company believes EBITDA is useful to investors in evaluating its operating performance because it helps investors compare the company's operating performance between periods and between REITs that report similar measures by removing the impact of its capital structure (primarily interest expense) and asset base (primarily depreciation and amortization) from its operating results. In addition, the company uses EBITDA as one measure in determining the value of hotel acquisitions and dispositions.
The company further adjusts EBITDA for certain additional items, including acquisition transaction costs and other charges, losses on the early extinguishment of debt, non-cash share-based compensation and adjustments for unconsolidated partnerships and joint ventures, which it believes are not indicative of the performance of its underlying hotel properties. The company believes that Adjusted EBITDA provides investors with another financial measure that may facilitate comparisons of operating performance between periods and between REITs.
Although the company presents FFO, Adjusted FFO, EBITDA and Adjusted EBITDA because it believes they are useful to investors in comparing the company's operating performance between periods and between REITs, these measures have limitations as analytical tools. Some of these limitations are:
The company's reconciliation of FFO, Adjusted FFO, EBITDA and Adjusted EBITDA to net income (loss) attributable to common shareholders, as determined under GAAP, is set forth below.
Forward-Looking Statement Safe Harbor
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 assumption and forecasts of future results. 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: national and local economic and business conditions, including the effect on travel of potential terrorist attacks, that will affect occupancy rates at the company's hotels and the demand for hotel products and services; operating risks associated with the hotel business; risks associated with the level of the company's indebtedness and its ability to meet covenants in its debt agreements; relationships with property managers; the company's ability to maintain its properties in a first-class manner, including meeting capital expenditure requirements; the company's ability to compete effectively in areas such as access, location, quality of accommodations and room rate structures; changes in travel patterns, taxes and government regulations which influence or determine wages, prices, construction procedures and costs; the company's ability to complete acquisitions and dispositions; and the company's ability to continue to satisfy complex rules in order for the company to remain a REIT for federal income tax purposes and other risks and uncertainties associated with the company's business described in the company's filings with the SEC. Although the company 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 18, 2014, and the company undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in the company's expectations.
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q4 2013 results
Included in this press release are certain "non-GAAP financial measures," within the meaning of Securities and Exchange Commission (SEC) rules and regulations, that are different from measures calculated and presented in accordance with GAAP (generally accepted accounting principles). The company considers the following non-GAAP financial measures useful to investors as key supplemental measures of its operating performance: (1) FFO, (2) Adjusted FFO, (3) EBITDA, and (4) Adjusted EBITDA. These non-GAAP financial measures could be considered along with, but not as alternatives to, net income or loss, cash flows from operations or any other measures of the company's operating performance prescribed by GAAP.
Contact: Dennis Craven, CFO
Contact: media: Chris Daly, Daly Gray
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