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DiamondRock Hospitality Acquires the JW Marriott Denver for $72.6 Million

Sage Hospitality Retains Management Contract

BETHESDA, Md., May 19, 201-- DiamondRock Hospitality Company (the "Company") (NYSE: DRH) today announced that it has acquired the 196-room JW Marriott Denver Cherry Creek (the "Hotel") for a contractual purchase price of $72.6 million. The purchase price represents an 11.5 times multiple of 2012 forecasted EBITDA of $6.3 million and a 7.5% capitalization rate on forecasted 2012 net operating income.

"We are excited to acquire this high quality, newly renovated hotel in Denver. The Hotel, which opened new in 2004, is consistently the market leader among its competitive set and is well-positioned to continue capturing high-end demand. Denver has long been one of our target markets, in part because of its superior RevPAR growth rates over the past 25 years and excellent growth prospects. With luxury finishes and a 2011 RevPAR of $165, this acquisition enhances the overall quality of the DiamondRock portfolio," stated Mark W. Brugger, Chief Executive Officer of DiamondRock Hospitality Company.

The Denver market has been one of the top five lodging markets measured by RevPAR growth since 1987 (the first year Smith Travel began keeping records), substantially outpacing markets such as San Francisco, San Diego, and Seattle. The Hotel is located in the heart of Cherry Creek, Denver's most upscale and affluent in-town neighborhood, adjacent to the 160,000 square foot headquarters of Janus Capital, and walking distance to the high-end Cherry Creek Mall. The Hotel benefits from Denver's 2.2 million square foot convention center, 25 million square feet of downtown office space, and is close to the University of Denver and other local demand generators. Earlier this year the Hotel completed a $5 million renovation of its 196 guestrooms, which all feature four-fixture marble bathrooms, as well as the Hotel's 8,400 square feet of meeting space and a new state-of-the-art Fitness Center. The Hotel is the only Denver property to be featured on Conde Nast Traveler's 2011 Gold List and is home to the acclaimed Second Home Kitchen + Bar, named "Denver's Best American Restaurant" by Westword in 2010.

The Company entered into both a new franchise agreement with Marriott International and a new management agreement with the current manager, Sage Hospitality. "We believe this deal represents a winning formula: a powerful brand combined with the operating prowess of Sage Hospitality. Sage Hospitality is a top tier independent manager with a proven track record of delivering market leading results at the Hotel. They are well-respected within the industry and excel at maximizing profitability -- particularly of food and beverage operations," stated John L. Williams, President and Chief Operating Officer of DiamondRock Hospitality Company.

The Company funded the acquisition of the Hotel with existing corporate cash and the assumption of a $42 million mortgage secured by the Hotel. The loan bears an annual fixed interest rate equal to 6.47% and matures on July 1, 2015.

The Company expects to incur approximately $750,000 of acquisition costs that will be expensed as incurred.

DiamondRock Hospitality Company
DiamondRock Hospitality Company is a self-advised real estate investment trust (REIT) that is an owner of premium hotel properties. Upon completion of the acquisition of the JW Marriott Denver Cherry Creek and the previously announced Radisson Lexington Hotel New York, the Company will own 25 premium hotels with approximately 11,700 rooms and holds the senior mortgage loan on another premium hotel. The Company's hotels are generally operated under globally recognized brands such as Hilton, Marriott, Westin and Renaissance. For further information, please visit DiamondRock Hospitality Company's website at

Sage Hospitality

Founded in 1984, Sage Hospitality has strategically grown into one of the largest privately held hotel management and ownership companies in the nation operating a variety of large, full-service hotels as well as extended stay and select-service properties. Sage Hospitality's comprehensive portfolio includes major international brands such as Marriott, Sheraton, Renaissance, and Westin, and as well as independent boutique hotels. Sage Hospitality has further differentiated with the creation of the Sage Restaurant Group, which has created and is managing 10 unique restaurant concepts including the acclaimed Mercat a la Planxa in Chicago. For more information, please visit

This press release contains forward-looking statements within the meaning of federal securities laws and regulations. These forward-looking statements are identified by their use of terms and phrases such as "believe," "expect," "intend," "project," and other similar terms and phrases, including references to assumptions 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 an economic downturn in New York City, including the potential for additional terrorist attacks, that will affect occupancy rates at our 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; relationships with property managers; the 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 ability to complete the Radisson Lexington Hotel New York acquisition; and the ability to achieve the returns that the Company expects from the Radisson Lexington Hotel New York. 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 the date of this release, 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.


DiamondRock Hospitality Company
Chris King

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See Also: DiamondRock Enters Purchase Agreement to Acquire 712-Room Hotel Lexington in Midtown New York for $335 million / May 2011

DiamondRock Secures $100 million Through Secured Financing on the Hilton Minneapolis; Funds to be Used for Future Hotel Acquisitions / April 2011

Diamond Rock Enters Agreement to Acquire New Hotel in Times Square, New York City; Highgate Hotels Expected to Operate Property / January 2011

DiamondRock Hospitality Company Acquires the 169-room Hilton Garden Inn / September 2010

DiamondRock Signs Agreement to Purchase the 821-room Hilton Minneapolis for $155.5 Million / May 2010

DiamondRock Acquires the 166-room Renaissance Charleston Historic District Hotel for $39 million; Completes $200 Million Unsecured Credit Facility / August 2010

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