Chesapeake Lodging Trust Reports Fourth Quarter Results and Increases Quarterly Dividend by 9%
Chesapeake Lodging Trust (NYSE:CHSP), a lodging real estate investment
trust (REIT), reported today its financial results for the quarter ended
December 31, 2012.
HIGHLIGHTS
-
Pro Forma RevPAR – 5.5% increase
for comparable 10-hotel portfolio over the same period in 2011.
Excluding the impact of certain non-recurring events that occurred
during the quarter, pro forma RevPAR increase would have been between
7.75% - 8.00%.
-
Pro Forma Adjusted Hotel EBITDA Margin
– 150 basis point increase for comparable 10-hotel portfolio over the
same period in 2011.
-
Acquisitions – Acquired the
222-room The Hotel Minneapolis, Autograph Collection in Minneapolis,
Minnesota for $46.0 million.
-
Equity offerings – Subsequent to
year end, successfully completed a $173.0 million common share
offering.
-
Financings – Amended its revolving
credit facility, increasing facility size, reducing cost of
borrowings, and extending the initial term. Subsequent to year end,
closed on a $32.0 million mortgage loan.
-
Dividends – Increased first
quarter 2013 dividend by 9% to $0.24 per common share (4.3% annualized
yield based on the closing price of the Trust’s common shares on
February 20, 2013).
“The successful common share offering completed subsequent to year end
was an important milestone for us,” said James L. Francis, Chesapeake
Lodging Trust’s President and Chief Executive Officer. “With the
offering, we have now been able to achieve a market capitalization in
excess of $1 billion. We are very proud of the progress we have made
since Chesapeake completed its IPO in January 2010. In the three years
since, we’ve been able to assemble an impressive portfolio of 15 hotels
located in top markets across the United States. With this latest equity
offering, we have enhanced our ability to continue taking advantage of
attractive acquisition opportunities as we proceed through 2013.”
CONSOLIDATED FINANCIAL RESULTS
The following is a summary of the consolidated financial results for the
three months and year ended December 31, 2012 (in millions, except per
share amounts):
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Three months ended
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Year ended
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December 31,
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December 31,
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2012(1)
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2011(2)
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2012(3)
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2011(4)
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Total revenue
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$
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85.1
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$
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56.1
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$
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278.3
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$
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172.2
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Net income available to common shareholders
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$
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7.5
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$
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2.9
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$
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22.8
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$
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9.0
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Net income per diluted common share
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$
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0.19
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$
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0.09
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$
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0.66
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$
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0.30
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FFO available to common shareholders
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$
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15.9
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$
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9.2
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$
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51.5
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$
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27.2
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FFO per diluted common share
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$
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0.40
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$
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0.29
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$
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1.51
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$
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0.92
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AFFO available to common shareholders
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$
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16.0
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$
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10.1
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$
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54.8
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$
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32.7
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AFFO per diluted common share
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$
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0.41
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$
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0.32
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$
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1.61
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$
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1.11
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Corporate EBITDA
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$
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23.8
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$
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14.4
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$
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77.6
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$
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40.5
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Adjusted Corporate EBITDA
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$
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24.0
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$
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15.3
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$
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80.9
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$
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46.0
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(1) Includes results of operations of 14 hotels for the full period and
one hotel for part of the period.
(2) Includes results of operations of 10 hotels for the full period and
one hotel for part of the period.
(3) Includes results of operations of 11 hotels for the full period and
four hotels for part of the period.
(4) Includes results of operations of five hotels for the full period
and six hotels for part of the period.
HOTEL OPERATING RESULTS
Management assesses the operating performance of its hotels irrespective
of the hotel owner during the periods compared. Included in the
following table are comparisons, on a pro forma basis, of occupancy,
average daily rate (ADR), room revenue per available room (RevPAR),
Adjusted Hotel EBITDA, and Adjusted Hotel EBITDA Margin, the key
operating metrics that management uses to assess the performance of its
hotels. The key operating metrics include the hotel operating results of
10 of the Trust’s 15 hotels owned as of December 31, 2012. The key
operating metrics do not include operating results for the Holiday Inn
New York City Midtown – 31st Street, as the hotel opened for
business on January 19, 2012; the Hotel Adagio San Francisco, as the
hotel was under renovation during the period; and the W Chicago –
Lakeshore, the Hyatt Regency Mission Bay Spa and Marina, and The Hotel
Minneapolis, Autograph Collection, as these hotels were acquired during
2012. The following is a summary of the key operating metrics for the
three months and year ended December 31, 2012 (in thousands, except pro
forma ADR and pro forma RevPAR):
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Three months ended
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Year ended
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December 31,
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December 31,
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2012
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2011
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Change
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2012
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2011
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Change
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Pro forma occupancy
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74.6
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%
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74.2
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%
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40 bps
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79.0
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%
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77.4
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%
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160 bps
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Pro forma ADR
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$
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187.43
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$
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178.67
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4.9
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%
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$
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187.70
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$
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176.04
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6.6
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%
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Pro forma RevPAR
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$
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139.90
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$
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132.57
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5.5
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%
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$
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148.28
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$
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136.23
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8.8
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%
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Pro forma Adjusted Hotel EBITDA
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$
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19,786
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$
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18,121
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9.2
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%
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$
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79,082
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$
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68,600
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15.3
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%
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Pro forma Adjusted Hotel EBITDA Margin
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33.6
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%
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32.1
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%
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150 bps
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34.1
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%
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31.8
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%
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230 bps
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Pro forma RevPAR increase for the fourth quarter 2012 was negatively
impacted by (1) cancellations related to travel disruptions caused by
Superstorm Sandy in October 2012, (2) the early addition of 35
guestrooms at the W Chicago – City Center on October 19, 2012, which
were originally scheduled to open January 1, 2013, and (3) the
disruption from the renovation of the lobby and public spaces at the Le
Meridien San Francisco. Excluding the estimated impact from these
events, pro forma RevPAR increase for the fourth quarter 2012 and for
the year ended December 31, 2012 would have been between 7.75% - 8.00%
and between 9.4% - 9.5%, respectively.
Funds from operations (FFO), Adjusted FFO (AFFO), net income before
interest, income taxes, and depreciation and amortization (Corporate
EBITDA), Adjusted Corporate EBITDA, Hotel EBITDA, Adjusted Hotel EBITDA
and Adjusted Hotel EBITDA Margin 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.
INVESTING ACTIVITY
On October 30, 2012, the Trust acquired the 222-room The Hotel
Minneapolis, Autograph Collection located in Minneapolis, Minnesota for
approximately $46.3 million, including acquired working capital. The
Trust funded the acquisition with a borrowing under its revolving credit
facility. The Trust entered into a management agreement with a
subsidiary of HEI Hotels & Resorts to manage the hotel.
FINANCING ACTIVITY
On October 25, 2012, the Trust amended its credit agreement by (1)
increasing the maximum size of the secured revolving credit facility,
(2) lowering the interest rate spread over LIBOR charged on outstanding
borrowings, and (3) extending the initial term. The amended credit
agreement increases the maximum amount the Trust may borrow under the
secured revolving credit facility from $200.0 million to $250.0 million,
and also provides for the possibility of further future increases, up to
a maximum of $375.0 million, in accordance with certain terms. The $50.0
million increase resulted from $25.0 million commitments provided by two
new banks, PNC Bank, N.A. and TD Bank, N.A. The actual amount that the
Trust can borrow under the secured revolving credit facility continues
to be based on the value of the Trust's hotels included in the borrowing
base, as defined in the amended credit agreement. The interest rate
spread over LIBOR for borrowings under the secured revolving credit
facility was reduced by 100 basis points to LIBOR, plus 1.75% - 2.75%
(the spread over LIBOR based on the Trust’s consolidated leverage
ratio). The initial term of the amended credit agreement will now expire
in April 2016, but the term may be extended for one year subject to
satisfaction of certain customary conditions. The amended credit
agreement effected no other significant changes to the financial
covenants, including the leverage and coverage ratios and minimum
tangible net worth requirement, or other business terms of the secured
revolving credit facility, as compared to those in effect prior to the
amendment.
DIVIDENDS
On October 15, 2012, the Trust paid dividends in the amounts of $0.22
per share to its common shareholders and $0.4736 per share to its
preferred shareholders, both of record as of September 28, 2012. On
December 13, 2012, the Trust declared dividends in the amounts of $0.22
per share payable to its common shareholders and $0.484375 per share
payable to its preferred shareholders, both of record as of December 31,
2012. Both dividends were paid on January 15, 2013.
On February 21, 2013, the Trust declared dividends in the amounts of
$0.24 per share payable to its common shareholders and $0.484375 per
share payable to its preferred shareholders, both of record as of March
29, 2013. The dividends will be paid on April 15, 2013.
POST-QUARTER ACTIVITY
On February 6, 2013, the Trust completed an underwritten public offering
of 8,337,500 common shares, including 1,087,500 shares sold pursuant to
the underwriters’ exercise of their option to purchase additional
shares. The Trust generated net proceeds of approximately $165.8 million
after deducting underwriting fees and estimated offering costs. The
Trust used a portion of the net proceeds of the offering to repay
outstanding borrowings under its revolving credit facility and intends
to use the remaining net proceeds to invest in future acquisitions of
hotels and for general corporate purposes.
On February 15, 2013, the Trust closed on a $32.0 million, 10-year
fixed-rate mortgage loan. The loan carries a fixed interest rate of
4.11% per annum, with principal and interest based on a 30-year
amortization. Proceeds from the loan will be used to invest in future
acquisitions of hotels and for general corporate purposes.
As of February 21, 2013, after taking into consideration the recent
common share offering and financing activity, and the pending
acquisition of the Hyatt Place New York Midtown South, the Trust had
approximately $350 million of remaining investment capacity based on its
targeted leverage levels.
2013 OUTLOOK
Based on the operating trends and fundamentals of the Trust’s current
15-hotel portfolio and the Trust’s anticipated performance for the Hyatt
Place New York Midtown South, the acquisition of which is expected to
close at the end of the first quarter 2013, the Trust estimates these
assets will produce the following results for the first quarter and full
year 2013 (in millions, except per share amounts):
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First Quarter
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Full Year
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2013 Outlook
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2013 Outlook
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Low
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High
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Low
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High
|
Pro forma RevPAR increase over 2012(1) |
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3.5
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%
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4.5
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%
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5.0
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%
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7.0
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%
|
Net income (loss) available to common shareholders, excluding
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amounts attributable to unvested time-based awards
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$
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(5.9
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)
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$
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(5.2
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)
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$
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32.7
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$
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36.4
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Adjusted Hotel EBITDA
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$
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14.5
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$
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15.0
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$
|
120.3
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$
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124.3
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AFFO per diluted share
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$
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0.12
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$
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0.14
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$
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1.56
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$
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1.64
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(1) For the current 15-hotel portfolio.
The Trust’s 2013 outlook assumes no additional acquisitions, other than
the Hyatt Place New York Midtown South acquisition described above. See
the accompanying financial tables for historical pro forma hotel
operating results for the Trust’s current 15-hotel portfolio.
NON-GAAP FINANCIAL MEASURES
The Trust reports the following seven non-GAAP financial measures that
it believes are useful to investors as key measures of its operating
performance: (1) FFO, (2) AFFO, (3) Corporate EBITDA, (4) Adjusted
Corporate EBITDA, (5) Hotel EBITDA, (6) Adjusted Hotel EBITDA and (7)
Adjusted Hotel EBITDA Margin. Reconciliations of these non-GAAP
financial measures to the most comparable GAAP measure are included in
the accompanying financial tables.
FFO – The Trust calculates FFO in accordance with standards established
by the National Association of Real Estate Investment Trusts (NAREIT),
which defines FFO as net income (calculated in accordance with GAAP),
excluding depreciation and amortization, impairment charges, gains
(losses) from sales of real estate, the cumulative effect of changes in
accounting principles, and adjustments for unconsolidated partnerships
and joint ventures. Historical cost accounting for real estate assets
implicitly assumes that the value of real estate assets diminishes
predictably over time. Since real estate values instead have
historically risen or fallen with market conditions, most industry
investors consider presentations of operating results for real estate
companies that use historical cost accounting to be insufficient by
themselves. By excluding the effect of depreciation and amortization and
gains (losses) from sales of real estate, both of which are based on
historical cost accounting and which may be of lesser significance in
evaluating current performance, the Trust believes that FFO provides
investors a useful financial measure to evaluate the Trust’s operating
performance.
AFFO – The Trust further adjusts FFO for certain additional recurring
and non-recurring items that are not in NAREIT’s definition of FFO.
Specifically, the Trust adjusts for hotel acquisition costs and non-cash
amortization of intangible assets and unfavorable contract liabilities.
The Trust believes that AFFO provides investors with another financial
measure of its operating performance that provides for greater
comparability of its core operating results between periods.
Corporate EBITDA – Corporate EBITDA is defined as net income before
interest, income taxes, and depreciation and amortization. The Trust
believes that Corporate EBITDA provides investors a useful financial
measure to evaluate the Trust’s operating performance, excluding the
impact of the Trust’s capital structure (primarily interest expense) and
the Trust’s asset base (primarily depreciation and amortization).
Adjusted Corporate EBITDA – The Trust further adjusts Corporate EBITDA
for certain additional recurring and non-recurring items. Specifically,
the Trust adjusts for hotel acquisition costs and non-cash amortization
of intangible assets and unfavorable contract liabilities. The Trust
believes that Adjusted Corporate EBITDA provides investors with another
financial measure of its operating performance that provides for greater
comparability of its core operating results between periods.
Hotel EBITDA – Hotel EBITDA is defined as total revenues less total
hotel operating expenses. The Trust believes that Hotel EBITDA provides
investors a useful financial measure to evaluate the Trust’s hotel
operating performance.
Adjusted Hotel EBITDA – The Trust further adjusts Hotel EBITDA for
certain additional recurring and non-recurring items. Specifically, the
Trust adjusts for non-cash amortization of intangible assets and
unfavorable contract liabilities. The Trust believes that Adjusted Hotel
EBITDA provides investors with another useful financial measure to
evaluate the Trust’s hotel operating performance.
Adjusted Hotel EBITDA Margin – Adjusted Hotel EBITDA Margin is defined
as Adjusted Hotel EBITDA as a percentage of total revenues. The Trust
believes that Adjusted Hotel EBITDA Margin provides investors another
useful financial measure to evaluate the Trust’s hotel operating
performance.
CONFERENCE CALL
The Trust will host a conference call on Thursday, February 21, 2013 at
5:30 p.m. Eastern Time to discuss its financial results. Interested
individuals are invited to listen to the call by dialing (877) 683-0303
(U.S./Canadian callers) or (706) 643-5037 (International callers). The
conference call ID is 92770071. A simultaneous webcast of the call will
be available on the Trust’s website at www.chesapeakelodgingtrust.com.
It is recommended that participants call or log on 10 minutes ahead of
the scheduled start time to ensure proper connection.
A replay of the conference call will be available two hours after the
live call until midnight on February 28, 2013. To access the replay,
dial (855) 859-2056 (U.S./Canadian callers) or (404) 537-3406
(International callers). The conference call ID is 92770071. A webcast
replay and transcript of the conference call will be archived and
available on the Trust’s website for 12 months.
ABOUT CHESAPEAKE LODGING TRUST
Chesapeake Lodging Trust is a self-advised lodging real estate
investment trust (REIT) focused on investments primarily in
upper-upscale hotels in major business and convention markets and, on a
selective basis, premium select-service hotels in urban settings or
unique locations in the United States. The Trust owns 15 hotels with an
aggregate of 4,722 rooms in seven states and the District of Columbia.
Additional information can be found on the Trust’s website at www.chesapeakelodgingtrust.com.
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 assumptions and
forecasts, such as the Trust’s expectations regarding the future Hotel
EBITDA and Adjusted Hotel EBITDA of its existing and to-be-acquired
hotels and the Trust’s 2013 outlook. Such forward-looking
statements include, but are not limited to, the expectation that the
acquisition described will be consummated and within the timetable
anticipated and the contemplated use of proceeds of its recent common
share offering and financing activity. 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: the Trust’s ability to complete acquisitions; the Trust’s
ability to continue to satisfy complex rules in order for it to remain a
REIT for federal income tax purposes; and other risks and uncertainties
associated with the Trust’s business described in its filings with the
SEC. Although the Trust 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 21, 2013, and the Trust undertakes no obligation to update any
forward-looking statement to conform the statement to actual results or
changes in the Trust’s expectations, except as required by law.
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CHESAPEAKE LODGING TRUST
|
CONSOLIDATED BALANCE SHEETS
|
(in thousands, except share data)
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December 31,
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2012
|
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|
2011
|
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ASSETS
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Property and equipment, net
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|
|
|
|
$ 1,107,722
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$ 879,224
|
Intangible assets, net
|
|
|
|
|
|
39,382
|
|
|
|
39,982
|
Cash and cash equivalents
|
|
|
|
|
33,194
|
|
|
|
20,960
|
Restricted cash
|
|
|
|
|
|
23,460
|
|
|
|
15,034
|
Accounts receivable, net
|
|
|
|
|
|
8,384
|
|
|
|
6,302
|
Prepaid expenses and other assets
|
|
|
|
|
14,056
|
|
|
|
4,370
|
Deferred financing costs, net
|
|
|
|
|
6,630
|
|
|
|
5,266
|
Total assets
|
|
|
|
|
|
$ 1,232,828
|
|
|
|
$ 971,138
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
LIABILITIES AND SHAREHOLDERS' EQUITY
|
|
|
|
|
|
|
|
|
Long-term debt
|
|
|
|
|
|
$ 405,208
|
|
|
|
$ 407,736
|
Accounts payable and accrued expenses
|
|
|
|
34,868
|
|
|
|
21,475
|
Other liabilities
|
|
|
|
|
|
|
25,944
|
|
|
|
21,798
|
Total liabilities
|
|
|
|
|
|
466,020
|
|
|
|
451,009
|
|
|
|
|
|
|
|
|
|
|
|
|
Commitments and contingencies
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Preferred shares, $.01 par value; 100,000,000 shares authorized;
|
|
|
|
|
|
|
|
|
Series A Cumulative Redeemable Preferred Shares; 5,000,000 shares
and no
|
|
|
|
|
|
|
|
|
shares issued and outstanding, respectively ($127,422 liquidation
preference)
|
|
|
|
50
|
|
|
|
-
|
Common shares, $.01 par value; 400,000,000 shares authorized;
|
|
|
|
|
|
|
|
|
39,763,930 shares and 32,161,620 shares issued and outstanding,
respectively
|
|
|
|
398
|
|
|
|
322
|
Additional paid-in capital
|
|
|
|
|
|
799,278
|
|
|
|
543,861
|
Cumulative dividends in excess of net income
|
|
|
|
(32,089)
|
|
|
|
(22,924)
|
Accumulated other comprehensive loss
|
|
|
|
(829)
|
|
|
|
(1,130)
|
Total shareholders' equity
|
|
|
|
|
766,808
|
|
|
|
520,129
|
|
|
|
|
|
|
|
|
|
|
|
|
Total liabilities and shareholders' equity
|
|
|
|
$ 1,232,828
|
|
|
|
$ 971,138
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
CHESAPEAKE LODGING TRUST
|
CONSOLIDATED STATEMENTS OF OPERATIONS
|
(in thousands, except share and per share data)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Three Months Ended December 31,
|
|
|
|
Year Ended December 31,
|
|
|
|
|
|
|
|
2012
|
|
|
|
|
|
2011
|
|
|
|
|
|
2012
|
|
|
|
|
|
2011
|
|
|
|
|
|
|
|
(unaudited)
|
|
|
|
|
|
|
|
|
REVENUE
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Rooms
|
|
|
|
|
|
$
|
61,871
|
|
|
|
|
$
|
40,967
|
|
|
|
|
$
|
210,265
|
|
|
|
|
$
|
128,730
|
|
Food and beverage
|
|
|
|
|
19,374
|
|
|
|
|
|
13,389
|
|
|
|
|
|
57,673
|
|
|
|
|
|
37,781
|
|
Other
|
|
|
|
|
|
|
3,855
|
|
|
|
|
|
1,774
|
|
|
|
|
|
10,338
|
|
|
|
|
|
5,680
|
|
Total revenue
|
|
|
|
|
|
85,100
|
|
|
|
|
|
56,130
|
|
|
|
|
|
278,276
|
|
|
|
|
|
172,191
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
EXPENSES
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Hotel operating expenses:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Rooms
|
|
|
|
|
|
|
14,862
|
|
|
|
|
|
9,562
|
|
|
|
|
|
48,159
|
|
|
|
|
|
30,110
|
|
Food and beverage
|
|
|
|
|
13,928
|
|
|
|
|
|
9,224
|
|
|
|
|
|
41,678
|
|
|
|
|
|
27,682
|
|
Other direct
|
|
|
|
|
|
|
1,944
|
|
|
|
|
|
899
|
|
|
|
|
|
5,137
|
|
|
|
|
|
2,785
|
|
Indirect
|
|
|
|
|
|
|
27,628
|
|
|
|
|
|
18,638
|
|
|
|
|
|
90,868
|
|
|
|
|
|
55,550
|
|
Total hotel operating expenses
|
|
|
|
|
58,362
|
|
|
|
|
|
38,323
|
|
|
|
|
|
185,842
|
|
|
|
|
|
116,127
|
|
Depreciation and amortization
|
|
|
|
|
8,509
|
|
|
|
|
|
6,312
|
|
|
|
|
|
28,931
|
|
|
|
|
|
18,382
|
|
Air rights contract amortization
|
|
|
|
|
130
|
|
|
|
|
|
130
|
|
|
|
|
|
520
|
|
|
|
|
|
520
|
|
Corporate general and administrative:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Share-based compensation
|
|
|
|
|
817
|
|
|
|
|
|
808
|
|
|
|
|
|
3,165
|
|
|
|
|
|
3,094
|
|
Hotel acquisition costs
|
|
|
|
|
77
|
|
|
|
|
|
811
|
|
|
|
|
|
2,994
|
|
|
|
|
|
5,081
|
|
Other
|
|
|
|
|
|
|
1,874
|
|
|
|
|
|
1,674
|
|
|
|
|
|
8,132
|
|
|
|
|
|
6,902
|
|
Total operating expenses
|
|
|
|
|
69,769
|
|
|
|
|
|
48,058
|
|
|
|
|
|
229,584
|
|
|
|
|
|
150,106
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating income
|
|
|
|
|
|
15,331
|
|
|
|
|
|
8,072
|
|
|
|
|
|
48,692
|
|
|
|
|
|
22,085
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Interest income
|
|
|
|
|
|
103
|
|
|
|
|
|
5
|
|
|
|
|
|
199
|
|
|
|
|
|
145
|
|
Interest expense
|
|
|
|
|
|
(5,361
|
)
|
|
|
|
|
(4,863
|
)
|
|
|
|
|
(20,976
|
)
|
|
|
|
|
(12,868
|
)
|
Loss on early extinguishment of debt
|
|
|
|
|
-
|
|
|
|
|
|
-
|
|
|
|
|
|
-
|
|
|
|
|
|
(208
|
)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Income before income taxes
|
|
|
|
|
10,073
|
|
|
|
|
|
3,214
|
|
|
|
|
|
27,915
|
|
|
|
|
|
9,154
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Income tax expense
|
|
|
|
|
|
(186
|
)
|
|
|
|
|
(273
|
)
|
|
|
|
|
(738
|
)
|
|
|
|
|
(118
|
)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income
|
|
|
|
|
|
|
9,887
|
|
|
|
|
|
2,941
|
|
|
|
|
|
27,177
|
|
|
|
|
|
9,036
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Preferred share dividends
|
|
|
|
|
(2,422
|
)
|
|
|
|
|
-
|
|
|
|
|
|
(4,413
|
)
|
|
|
|
|
-
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common shareholders
|
|
|
|
$
|
7,465
|
|
|
|
|
$
|
2,941
|
|
|
|
|
$
|
22,764
|
|
|
|
|
$
|
9,036
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
EARNINGS PER SHARE:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common shareholders
|
|
|
|
$
|
7,465
|
|
|
|
|
$
|
2,941
|
|
|
|
|
$
|
22,764
|
|
|
|
|
$
|
9,036
|
|
Less: Dividends declared on unvested time-based awards
|
|
|
|
|
(75
|
)
|
|
|
|
|
(61
|
)
|
|
|
|
|
(177
|
)
|
|
|
|
|
(242
|
)
|
Less: Undistributed earnings allocated to unvested time-based
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
awards
|
|
|
|
|
|
|
-
|
|
|
|
|
|
-
|
|
|
|
|
|
-
|
|
|
|
|
|
-
|
|
Net income available to common shareholders, excluding
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
amounts attributable to unvested time-based awards
|
|
|
|
$
|
7,390
|
|
|
|
|
$
|
2,880
|
|
|
|
|
$
|
22,587
|
|
|
|
|
$
|
8,794
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income per common share - basic and diluted
|
|
|
|
$
|
0.19
|
|
|
|
|
$
|
0.09
|
|
|
|
|
$
|
0.66
|
|
|
|
|
$
|
0.30
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Weighted-average number of common shares
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
outstanding - basic and diluted
|
|
|
|
|
39,391,677
|
|
|
|
|
|
31,794,886
|
|
|
|
|
|
34,048,752
|
|
|
|
|
|
29,413,841
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
CHESAPEAKE LODGING TRUST
|
CONSOLIDATED STATEMENTS OF CASH FLOWS
|
(in thousands)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year Ended December 31,
|
|
|
|
|
|
|
2012
|
|
|
|
|
|
2011
|
|
|
|
|
|
|
|
|
|
|
|
Cash flows from operating activities:
|
|
|
|
|
|
|
|
|
Net income
|
|
|
|
|
$
|
27,177
|
|
|
|
|
$
|
9,036
|
|
Adjustments to reconcile net income to net cash provided by
operating activities:
|
|
|
|
|
|
|
|
|
Depreciation and amortization
|
|
|
|
|
28,931
|
|
|
|
|
|
18,382
|
|
Air rights contract amortization
|
|
|
|
|
520
|
|
|
|
|
|
520
|
|
Ground lease asset amortization
|
|
|
|
|
80
|
|
|
|
|
|
20
|
|
Deferred financing costs amortization
|
|
|
|
|
2,081
|
|
|
|
|
|
2,189
|
|
Premium on mortgage loan amortization
|
|
|
|
|
(211
|
)
|
|
|
|
|
(105
|
)
|
Unfavorable contract liability amortization
|
|
|
|
|
(392
|
)
|
|
|
|
|
(98
|
)
|
Loss on early extinguishment of debt
|
|
|
|
|
-
|
|
|
|
|
|
208
|
|
Share-based compensation
|
|
|
|
|
3,165
|
|
|
|
|
|
3,094
|
|
Changes in assets and liabilities:
|
|
|
|
|
|
|
|
|
Accounts receivable, net
|
|
|
|
|
(197
|
)
|
|
|
|
|
1,371
|
|
Prepaid expenses and other assets
|
|
|
|
|
18
|
|
|
|
|
|
(363
|
)
|
Accounts payable and accrued expenses
|
|
|
|
|
6,552
|
|
|
|
|
|
2,472
|
|
Other liabilities
|
|
|
|
|
13
|
|
|
|
|
|
(18
|
)
|
Net cash provided by operating activities
|
|
|
|
|
67,737
|
|
|
|
|
|
36,708
|
|
|
|
|
|
|
|
|
|
|
|
Cash flows from investing activities:
|
|
|
|
|
|
|
|
|
Acquisition of hotels, net of cash acquired
|
|
|
|
|
(231,051
|
)
|
|
|
|
|
(483,702
|
)
|
Deposit on hotel acquisition
|
|
|
|
|
(700
|
)
|
|
|
|
|
-
|
|
Receipt of deposit on hotel acquisition
|
|
|
|
|
-
|
|
|
|
|
|
2,000
|
|
Improvements and additions to hotels
|
|
|
|
|
(23,847
|
)
|
|
|
|
|
(3,389
|
)
|
Investment in hotel construction loan
|
|
|
|
|
(7,810
|
)
|
|
|
|
|
-
|
|
Change in restricted cash
|
|
|
|
|
(7,051
|
)
|
|
|
|
|
(6,900
|
)
|
Net cash used in investing activities
|
|
|
|
|
(270,459
|
)
|
|
|
|
|
(491,991
|
)
|
|
|
|
|
|
|
|
|
|
|
Cash flows from financing activities:
|
|
|
|
|
|
|
|
|
Proceeds from sale of common shares, net of underwriting fees
|
|
|
|
|
132,756
|
|
|
|
|
|
230,291
|
|
Proceeds from sale of preferred shares, net of underwriting fees
|
|
|
|
|
121,062
|
|
|
|
|
|
-
|
|
Payment of offering costs related to sale of common and preferred
shares
|
|
|
|
|
(647
|
)
|
|
|
|
|
(491
|
)
|
Borrowings under revolving credit facility
|
|
|
|
|
198,000
|
|
|
|
|
|
292,000
|
|
Repayments under revolving credit facility
|
|
|
|
|
(293,000
|
)
|
|
|
|
|
(192,000
|
)
|
Proceeds from issuance of mortgage debt
|
|
|
|
|
95,000
|
|
|
|
|
|
225,000
|
|
Principal prepayment on mortgage debt
|
|
|
|
|
-
|
|
|
|
|
|
(60,000
|
)
|
Scheduled principal payments on mortgage debt
|
|
|
|
|
(2,317
|
)
|
|
|
|
|
(781
|
)
|
Payment of deferred financing costs
|
|
|
|
|
(3,445
|
)
|
|
|
|
|
(4,920
|
)
|
Purchase of interest rate cap
|
|
|
|
|
-
|
|
|
|
|
|
(262
|
)
|
Payment of dividends to common shareholders
|
|
|
|
|
(29,290
|
)
|
|
|
|
|
(22,936
|
)
|
Payment of dividends to preferred shareholders
|
|
|
|
|
(2,368
|
)
|
|
|
|
|
-
|
|
Repurchase of common shares
|
|
|
|
|
(795
|
)
|
|
|
|
|
(209
|
)
|
Net cash provided by financing activities
|
|
|
|
|
214,956
|
|
|
|
|
|
465,692
|
|
Net increase in cash
|
|
|
|
|
12,234
|
|
|
|
|
|
10,409
|
|
Cash and cash equivalents, beginning of period
|
|
|
|
|
20,960
|
|
|
|
|
|
10,551
|
|
Cash and cash equivalents, end of period
|
|
|
|
$
|
33,194
|
|
|
|
|
$
|
20,960
|
|
|
|
|
|
|
|
|
|
|
CHESAPEAKE LODGING TRUST
RECONCILIATION OF NON-GAAP
FINANCIAL MEASURES
(in thousands, except per share data)
(unaudited)
The following table reconciles net income available to common
shareholders, excluding amounts attributable to unvested time-based
awards to FFO and AFFO available to common shareholders for the three
months and year ended December 31, 2012 and 2011:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Three Months Ended December 31,
|
|
|
|
Year Ended December 31,
|
|
|
|
|
|
|
|
|
|
2012
|
|
|
|
|
2011
|
|
|
|
|
2012
|
|
|
|
|
2011
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common shareholders, excluding
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
amounts attributable to unvested time-based awards
|
|
|
|
$
|
7,390
|
|
|
|
$
|
2,880
|
|
|
|
$
|
22,587
|
|
|
|
$
|
8,794
|
|
|
|
Add:
|
Depreciation and amortization
|
|
|
|
|
8,509
|
|
|
|
|
6,312
|
|
|
|
|
28,931
|
|
|
|
|
18,382
|
|
|
|
FFO available to common shareholders
|
|
|
|
|
15,899
|
|
|
|
|
9,192
|
|
|
|
|
51,518
|
|
|
|
|
27,176
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Add:
|
Hotel acquisition costs
|
|
|
|
|
77
|
|
|
|
|
811
|
|
|
|
|
2,994
|
|
|
|
|
5,081
|
|
|
|
|
Non-cash amortization(1) |
|
|
|
|
61
|
|
|
|
|
60
|
|
|
|
|
242
|
|
|
|
|
470
|
|
|
|
AFFO available to common shareholders
|
|
|
|
$
|
16,037
|
|
|
|
$
|
10,063
|
|
|
|
$
|
54,754
|
|
|
|
$
|
32,727
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
FFO per common share - basic and diluted
|
|
|
|
$
|
0.40
|
|
|
|
$
|
0.29
|
|
|
|
$
|
1.51
|
|
|
|
$
|
0.92
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
AFFO per common share - basic and diluted
|
|
|
|
$
|
0.41
|
|
|
|
$
|
0.32
|
|
|
|
$
|
1.61
|
|
|
|
$
|
1.11
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) Includes non-cash amortization of ground lease asset, deferred
franchise costs, unfavorable contract liability, and air rights contract.
The following table reconciles net income to Corporate EBITDA and
Adjusted Corporate EBITDA for the three months and year ended December
31, 2012 and 2011:
|
|
|
|
|
|
|
|
|
Three Months Ended December 31,
|
|
|
|
Year Ended December 31,
|
|
|
|
|
|
|
|
|
|
|
2012
|
|
|
|
|
|
2011
|
|
|
|
|
|
2012
|
|
|
|
|
|
2011
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income
|
|
|
|
|
$
|
9,887
|
|
|
|
|
$
|
2,941
|
|
|
|
|
$
|
27,177
|
|
|
|
|
$
|
9,036
|
|
|
|
|
Add:
|
Depreciation and amortization
|
|
|
|
|
8,509
|
|
|
|
|
|
6,312
|
|
|
|
|
|
28,931
|
|
|
|
|
|
18,382
|
|
|
|
|
|
Interest expense
|
|
|
|
|
5,361
|
|
|
|
|
|
4,863
|
|
|
|
|
|
20,976
|
|
|
|
|
|
12,868
|
|
|
|
|
|
Loss on early extinguishment of debt
|
|
|
|
|
-
|
|
|
|
|
|
-
|
|
|
|
|
|
-
|
|
|
|
|
|
208
|
|
|
|
|
|
Income tax expense
|
|
|
|
|
186
|
|
|
|
|
|
273
|
|
|
|
|
|
738
|
|
|
|
|
|
118
|
|
|
|
|
Less:
|
Interest income
|
|
|
|
|
(103
|
)
|
|
|
|
|
(5
|
)
|
|
|
|
|
(199
|
)
|
|
|
|
|
(145
|
)
|
|
|
|
Corporate EBITDA
|
|
|
|
|
23,840
|
|
|
|
|
|
14,384
|
|
|
|
|
|
77,623
|
|
|
|
|
|
40,467
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Add:
|
Hotel acquisition costs
|
|
|
|
|
77
|
|
|
|
|
|
811
|
|
|
|
|
|
2,994
|
|
|
|
|
|
5,081
|
|
|
|
|
|
Non-cash amortization(1) |
|
|
|
|
61
|
|
|
|
|
|
60
|
|
|
|
|
|
242
|
|
|
|
|
|
470
|
|
|
|
|
Adjusted Corporate EBITDA
|
|
|
|
$
|
23,978
|
|
|
|
|
$
|
15,255
|
|
|
|
|
$
|
80,859
|
|
|
|
|
$
|
46,018
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) Includes non-cash amortization of ground lease asset, deferred
franchise costs, unfavorable contract liability, and air rights contract.
The following table calculates pro forma Hotel EBITDA, Adjusted Hotel
EBITDA and Adjusted Hotel EBITDA Margin for the Trust's comparable
10-hotel portfolio for the three months and year ended December 31, 2012
and 2011:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Three Months Ended December 31,
|
|
|
|
Year Ended December 31,
|
|
|
|
|
|
|
|
|
|
2012
|
|
|
|
|
|
2011
|
|
|
|
|
|
2012
|
|
|
|
|
|
2011
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total revenue
|
|
|
|
$
|
58,833
|
|
|
|
|
$
|
56,489
|
|
|
|
|
$
|
231,718
|
|
|
|
|
$
|
215,819
|
|
|
|
|
Less: Total hotel operating expenses
|
|
|
|
|
38,978
|
|
|
|
|
|
38,298
|
|
|
|
|
|
152,358
|
|
|
|
|
|
147,169
|
|
|
|
|
Hotel EBITDA
|
|
|
|
|
19,855
|
|
|
|
|
|
18,191
|
|
|
|
|
|
79,360
|
|
|
|
|
|
68,650
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Less:
|
Non-cash amortization(1) |
|
|
|
|
(69
|
)
|
|
|
|
|
(70
|
)
|
|
|
|
|
(278
|
)
|
|
|
|
|
(50
|
)
|
|
|
|
Adjusted Hotel EBITDA
|
|
|
|
$
|
19,786
|
|
|
|
|
$
|
18,121
|
|
|
|
|
$
|
79,082
|
|
|
|
|
$
|
68,600
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Adjusted Hotel EBITDA Margin
|
|
|
|
|
33.6
|
%
|
|
|
|
|
32.1
|
%
|
|
|
|
|
34.1
|
%
|
|
|
|
|
31.8
|
%
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) Includes non-cash amortization of ground lease asset, deferred
franchise costs, and unfavorable contract liability.
The following table calculates forecasted Hotel EBITDA and Adjusted
Hotel EBITDA for the three months ending March 31, 2013:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Three Months Ending March 31, 2013
|
|
|
|
|
|
|
|
|
|
Low
|
|
|
|
High
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total revenue
|
|
|
|
$
|
69,200
|
|
|
|
|
$
|
70,400
|
|
|
|
|
Less: Total hotel operating expenses
|
|
|
|
|
54,630
|
|
|
|
|
|
55,330
|
|
|
|
|
Hotel EBITDA
|
|
|
|
|
14,570
|
|
|
|
|
|
15,070
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Less:
|
Non-cash amortization(1) |
|
|
|
|
(70
|
)
|
|
|
|
|
(70
|
)
|
|
|
|
Adjusted Hotel EBITDA
|
|
|
|
$
|
14,500
|
|
|
|
|
$
|
15,000
|
|
|
|
|
|
|
|
(1) Includes non-cash amortization of ground lease asset, deferred
franchise costs, and unfavorable contract liability.
The following table reconciles forecasted net loss available to common
shareholders, excluding amounts attributable to unvested time-based
awards to FFO and AFFO available to common shareholders for the three
months ending March 31, 2013:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Three Months Ending March 31, 2013
|
|
|
|
|
|
|
|
|
Low
|
|
|
|
High
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net loss available to common shareholders, excluding amounts
|
|
|
|
|
|
|
|
|
|
|
|
attributable to unvested time-based awards
|
|
|
|
$
|
(5,880
|
)
|
|
|
|
$
|
(5,230
|
)
|
|
|
|
Add:
|
Depreciation and amortization
|
|
|
|
|
8,800
|
|
|
|
|
|
8,800
|
|
|
|
|
FFO available to common shareholders
|
|
|
|
|
2,920
|
|
|
|
|
|
3,570
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Add:
|
Hotel acquisition costs
|
|
|
|
|
2,470
|
|
|
|
|
|
2,470
|
|
|
|
|
|
Non-cash amortization(1) |
|
|
|
|
60
|
|
|
|
|
|
60
|
|
|
|
|
AFFO available to common shareholders
|
|
|
|
$
|
5,450
|
|
|
|
|
$
|
6,100
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
FFO per diluted common share
|
|
|
|
$
|
0.07
|
|
|
|
|
$
|
0.08
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
AFFO per diluted common share
|
|
|
|
$
|
0.12
|
|
|
|
|
$
|
0.14
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Weighted-average number of diluted common shares outstanding
|
|
|
|
|
44,403
|
|
|
|
|
|
44,403
|
|
|
|
|
|
|
|
|
|
(1) Includes non-cash amortization of ground lease asset, deferred
franchise costs, unfavorable contract liability, and air rights contract.
The following table calculates forecasted Hotel EBITDA and Adjusted
Hotel EBITDA for the year ending December 31, 2013:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year Ending December 31, 2013
|
|
|
|
|
|
|
|
|
Low
|
|
|
|
High
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total revenue
|
|
|
|
$
|
368,800
|
|
|
|
|
$
|
376,100
|
|
|
|
|
Less: Total hotel operating expenses
|
|
|
|
|
248,280
|
|
|
|
|
|
251,580
|
|
|
|
|
Hotel EBITDA
|
|
|
|
|
120,520
|
|
|
|
|
|
124,520
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Less:
|
Non-cash amortization(1) |
|
|
|
|
(270
|
)
|
|
|
|
|
(270
|
)
|
|
|
|
Adjusted Hotel EBITDA
|
|
|
|
$
|
120,250
|
|
|
|
|
$
|
124,250
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) Includes non-cash amortization of ground lease asset, deferred
franchise costs, and unfavorable contract liability.
The following table reconciles forecasted net income available to common
shareholders, excluding amounts attributable to unvested time-based
awards to FFO and AFFO available to common shareholders for the year
ending December 31, 2013:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Year Ending December 31, 2013
|
|
|
|
|
|
|
|
|
|
Low
|
|
|
|
High
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income available to common shareholders, excluding amounts
|
|
|
|
|
|
|
|
|
|
|
|
attributable to unvested time-based awards
|
|
|
|
|
$
|
32,680
|
|
|
|
$
|
36,380
|
|
|
|
Add:
|
Depreciation and amortization
|
|
|
|
|
|
37,880
|
|
|
|
|
37,880
|
|
|
|
FFO available to common shareholders
|
|
|
|
|
|
70,560
|
|
|
|
|
74,260
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Add:
|
Hotel acquisition costs
|
|
|
|
|
|
2,470
|
|
|
|
|
2,470
|
|
|
|
|
Non-cash amortization(1) |
|
|
|
|
|
250
|
|
|
|
|
250
|
|
|
|
AFFO available to common shareholders
|
|
|
|
|
$
|
73,280
|
|
|
|
$
|
76,980
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
FFO per diluted common share
|
|
|
|
|
$
|
1.50
|
|
|
|
$
|
1.58
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
AFFO per diluted common share
|
|
|
|
|
$
|
1.56
|
|
|
|
$
|
1.64
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Weighted-average number of diluted common shares outstanding
|
|
|
|
|
47,015
|
|
|
|
|
47,015
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
(1) Includes non-cash amortization of ground lease asset, deferred
franchise costs, unfavorable contract liability, and air rights contract.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
CHESAPEAKE LODGING TRUST
|
SUPPLEMENTAL PRO FORMA HOTEL OPERATING RESULTS
|
(in thousands, except pro forma ADR and pro forma RevPAR)
|
(unaudited)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
The following table includes pro forma 2012 hotel operating results
for the Trust's current 15-hotel portfolio:
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Three Months Ended
|
|
|
|
Year Ended
|
|
|
|
|
March 31, 2012
|
|
|
|
June 30, 2012
|
|
|
|
September 30, 2012
|
|
|
|
December 31, 2012
|
|
|
|
December 31, 2012
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Pro forma occupancy
|
|
|
|
|
71.0
|
%
|
|
|
|
|
82.2
|
%
|
|
|
|
|
85.6
|
%
|
|
|
|
|
74.9
|
%
|
|
|
|
|
78.4
|
%
|
Pro forma ADR
|
|
|
|
$
|
163.71
|
|
|
|
|
$
|
197.58
|
|
|
|
|
$
|
196.63
|
|
|
|
|
$
|
188.08
|
|
|
|
|
$
|
187.45
|
|
Pro forma RevPAR
|
|
|
|
$
|
116.17
|
|
|
|
|
$
|
162.36
|
|
|
|
|
$
|
168.31
|
|
|
|
|
$
|
140.81
|
|
|
|
|
$
|
146.92
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Pro forma total revenue
|
|
|
|
$
|
67,869
|
|
|
|
|
$
|
92,250
|
|
|
|
|
$
|
95,365
|
|
|
|
|
$
|
86,301
|
|
|
|
|
$
|
341,785
|
|
Less: Pro forma total hotel operating expenses
|
|
|
|
|
54,261
|
|
|
|
|
|
60,454
|
|
|
|
|
|
62,070
|
|
|
|
|
|
59,064
|
|
|
|
|
|
235,849
|
|
Pro forma Hotel EBITDA
|
|
|
|
$
|
13,608
|
|
|
|
|
$
|
31,796
|
|
|
|
|
$
|
33,295
|
|
|
|
|
$
|
27,237
|
|
|
|
|
$
|
105,936
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
CHESAPEAKE LODGING TRUST
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
CURRENT HOTEL PORTFOLIO
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Purchase Price
|
|
|
|
|
Hotel
|
|
|
|
Location
|
|
|
|
Rooms
|
|
|
|
(in millions)
|
|
|
|
Acquisition Date
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
1
|
|
|
|
Hyatt Regency Boston
|
|
|
|
Boston, MA
|
|
|
|
502
|
|
|
|
$
|
112.00
|
|
|
|
March 18, 2010
|
2
|
|
|
|
Hilton Checkers Los Angeles
|
|
|
|
Los Angeles, CA
|
|
|
|
188
|
|
|
|
|
46.00
|
|
|
|
June 1, 2010
|
3
|
|
|
|
Courtyard Anaheim at Disneyland Resort
|
|
|
|
Anaheim, CA
|
|
|
|
153
|
|
|
|
|
25.00
|
|
|
|
July 30, 2010
|
4
|
|
|
|
Boston Marriott Newton
|
|
|
|
Newton, MA
|
|
|
|
430
|
|
|
|
|
77.25
|
|
|
|
July 30, 2010
|
5
|
|
|
|
Le Meridien San Francisco
|
|
|
|
San Francisco, CA
|
|
|
|
360
|
|
|
|
|
143.00
|
|
|
|
December 15, 2010
|
6
|
|
|
|
Homewood Suites Seattle Convention Center
|
|
|
|
Seattle, WA
|
|
|
|
195
|
|
|
|
|
53.00
|
|
|
|
May 2, 2011
|
7
|
|
|
|
W Chicago - City Center
|
|
|
|
Chicago, IL
|
|
|
|
403
|
|
|
|
|
128.80
|
|
|
|
May 10, 2011
|
8
|
|
|
|
Hotel Indigo San Diego Gaslamp Quarter
|
|
|
|
San Diego, CA
|
|
|
|
210
|
|
|
|
|
55.50
|
|
|
|
June 17, 2011
|
9
|
|
|
|
Courtyard Washington Capitol Hill/Navy Yard
|
|
|
|
Washington, DC
|
|
|
|
204
|
|
|
|
|
68.00
|
|
|
|
June 30, 2011
|
10
|
|
|
|
Hotel Adagio San Francisco
|
|
|
|
San Francisco, CA
|
|
|
|
171
|
|
|
|
|
42.25
|
|
|
|
July 8, 2011
|
11
|
|
|
|
Denver Marriott City Center
|
|
|
|
Denver, CO
|
|
|
|
613
|
|
|
|
|
119.00
|
|
|
|
October 3, 2011
|
12
|
|
|
|
Holiday Inn New York City Midtown - 31st Street
|
|
|
|
New York, NY
|
|
|
|
122
|
|
|
|
|
52.20
|
|
|
|
December 22, 2011
|
13
|
|
|
|
W Chicago - Lakeshore
|
|
|
|
Chicago, IL
|
|
|
|
520
|
|
|
|
|
126.00
|
|
|
|
August 21, 2012
|
14
|
|
|
|
Hyatt Regency Mission Bay Spa and Marina
|
|
|
|
San Diego, CA
|
|
|
|
429
|
|
|
|
|
62.00
|
|
|
|
September 7, 2012
|
15
|
|
|
|
The Hotel Minneapolis, Autograph Collection
|
|
|
|
Minneapolis, MN
|
|
|
|
222
|
|
|
|
|
46.00
|
|
|
|
October 30, 2012
|
|
|
|
|
|
|
|
|
|
|
|
|
4,722
|
|
|
|
$
|
1,156.00
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|