• Acquired at a trailing pro-forma twelve-month cap rate of 8.2%, EBITDA multiple of 10.0x, and EBITDA yield of 10.0% using a 5% FF&E Reserve

• Strong brand, excellent location near Research Triangle Park and expected post-renovation rate and operating margin gains make for compelling investment

• Ashford's direct hotel portfolio to increase to 79 assets totaling 13,220 rooms 

The purchase price, on a pro-forma basis excluding incentive management fees that would not be payable by Ashford and using a 5% FF&E reserve, equates to a 10.0x trailing twelve-month EBITDA multiple, an EBITDA yield of 10.0% and a trailing twelve-month net operating income capitalization rate of 8.2%. The property generated revenues of $9.8 million on a trailing twelve month basis. The acquisition is expected to close in February 2006.

Opened in 1988, the Marriott at Research Triangle Park has 225 rooms, 4,252 square feet of meeting space and two food and beverage facilities. The hotel has land available for an expansion opportunity to the function space. The hotel also benefits from its close proximity to Research Triangle Park, a 7,000-acre office park limited to organizations in research, development and scientifically-oriented production. The park is closely tied to the three major research universities of the University of North Carolina at Chapel Hill, Duke University in Durham and North Carolina State University in Raleigh. Research Triangle Park has over 100 research and development organizations employing over 38,000 people.

The Marriott at Research Triangle Park completed a $2.5 million renovation in 2002 of the guestrooms and bathrooms, which included the replacement of softgoods and casegoods. Ashford will invest an additional $5.7 million over a two-year period to renovate the lobby, restaurant, function space, guest corridors, guestrooms and bathrooms. Remington Lodging & Hospitality, L.P. will assume management of the property.

Monty J. Bennett, President and CEO of Ashford Hospitality Trust, said, "The Research Triangle Park has been an important component of economic growth in the region for many years. With the strong Marriott brand and an excellent location in close proximity to both the Park and the Raleigh-Durham Airport, this asset is well positioned to capture more than its share of the RevPAR growth this market enjoys. Our planned renovation will also enhance our ability to continue to drive rate growth at the property, while an intense focus on improving operating margins and exploring the opportunity to expand the meeting space in the future should make the Marriott at Research Triangle Park a very compelling investment for Ashford."

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. 

 Ashford Hospitality Trust, Inc.
www.ahtreit.com