Company Results

Summit Hotel Properties Reports Q2 2014 11.4 Percent Pro Forma RevPAR Growth

Adjusted EBITDA increased to $35.6 million in the second quarter of 2014 from $26.7 million in the same period in 2013, an increase of $8.9 million or 33.5 percent.

Summit Hotel Properties

Summit Hotel Properties, Inc. (NYSE:INN) announced results for the second quarter ended June 30, 2014.

“We’re very excited about the terrific performance of our portfolio in the second quarter,” said Dan Hansen, Summit’s President and CEO. “We believe that our 11.4 percent pro forma RevPAR growth validates our investment strategy of tactical acquisitions, capital investment and best in class asset management.”

Second Quarter 2014 Highlights

  • Pro Forma RevPAR: Pro forma revenue per available room (“RevPAR”) in the second quarter of 2014 grew to $97.93, an increase of 11.4 percent over the same period in 2013. Pro forma average daily rate (“ADR”) grew to $122.51, an increase of 6.7 percent from 2013. Pro forma occupancy grew by 4.4 percent to 79.9 percent.
  • Pro Forma Hotel EBITDA: Pro forma hotel EBITDA for the second quarter of 2014 was $38.9 million, an increase of 14.7 percent over the same period in 2013.
  • Pro Forma Hotel EBITDA Margin: Pro forma hotel EBITDA margin in the second quarter of 2014 expanded by 103 basis points compared with the same period in 2013. Pro forma hotel EBITDA margin is defined as pro forma hotel EBITDA as a percentage of pro forma total revenue.
  • Same-Store RevPAR: Same-store RevPAR in the second quarter of 2014 grew to $88.28, an increase of 8.9 percent over the same period in 2013. Same-store ADR grew to $111.91, an increase of 6.3 percent from the second quarter of 2013. Same-store occupancy grew by 2.5 percent to 78.9 percent.
  • Adjusted EBITDA: Adjusted EBITDA increased to $35.6 million in the second quarter of 2014 from $26.7 million in the same period in 2013, an increase of $8.9 million or 33.5 percent.
  • Adjusted FFO: Adjusted FFO (“AFFO”) for the second quarter of 2014 increased 39.0 percent over the same period of 2013 to $24.4 million or $0.28 per diluted unit.
  • Capital Reinvestment: The Company invested $6.0 million during the second quarter of 2014 and added an additional 14 guestrooms to its portfolio through strategic renovations to better utilize existing space.
  • Dividends: On August 1, 2014, the Company declared an increased quarterly dividend of $0.1175 per share on its common stock, which reflects a $0.02 increase on an annualized basis.

*Source: Smith Travel Research Monthly Hotel Review, Volume 14, Issue Q2.

The Company’s unaudited results included the following:

   
Three months ended June 30, Six months ended June 30,
2014   2013 2014   2013
($ in thousands, except per unit and RevPAR data)
Total Revenue $ 105,525 $ 79,105 $ 195,069 $ 138,828
 
EBITDA 1 $ 32,616 $ 25,093 $ 57,799 $ 43,035
Adjusted EBITDA 1 $ 35,636 $ 26,700 $ 62,828 $ 45,577
 
FFO 1 $ 22,513 $ 15,952 $ 37,102 $ 26,714
Adjusted FFO 1 $ 24,441 $ 17,585 $ 41,099 $ 29,422
 
FFO per diluted unit 1, 2 $ 0.26 $ 0.23 $ 0.43 $ 0.40
Adjusted FFO per diluted unit 1, 2 $ 0.28 $ 0.26 $ 0.47 $ 0.44
 

Pro Forma 3

RevPAR $ 97.93 $ 87.92 $ 91.88 $ 83.86
RevPAR growth 11.4 % 9.6 %
 
Hotel EBITDA $ 38,916 $ 33,917 $ 68,870 $ 62,209
Hotel EBITDA margin 36.9 % 35.9 % 34.9 % 34.6 %
Hotel EBITDA margin growth 103 bps 36 bps
 

1See tables later in this press release for a discussion and reconciliation to net income (loss) of non-GAAP financial measures, including earnings before interest, taxes, depreciation and amortization (“EBITDA”), adjusted EBITDA, funds from operations (“FFO”), FFO per diluted unit, adjusted FFO (“AFFO”), and AFFO per diluted unit, as well as a discussion of hotel EBITDA (hotel revenues less hotel operating expenses).

2Based on 86,735,000 weighted average diluted units and 68,952,000 weighted average diluted units for the three months ended June 30, 2014 and June 30, 2013, respectively, and 86,660,000 weighted average diluted units and 67,598,000 weighted average diluted units for the six months ended June 30, 2014 and June 30, 2014, respectively. In this press release, references to “diluted units” mean diluted shares of the Company’s common stock and common units of limited partnership interest in Summit Hotel OP, LP, the Company’s operating partnership, held by limited partners other than the Company. In general, common units held by limited partners other than the Company are redeemable for cash or, at the Company’s option, shares of the Company’s common stock on a one-for-one basis.

3Unless stated otherwise in this release, all pro forma information includes operating and financial results for 89 hotels owned as of June 30, 2014 as if each hotel had been owned by the Company since January 1, 2013 and excludes the 178-guestroom Hampton Inn located in Fort Smith, Ark. that was held for sale at June 30, 2014. As a result, all pro forma information includes operating and financial results for hotels acquired since January 1, 2013 for periods prior to the Company’s ownership.

“The first six months of 2014 have been really strong for both Summit and the industry as a whole,” commented Hansen. “The increased momentum that began late in 2013 has continued with robust demand in both the business and leisure segments, which we believe puts our portfolio in an excellent position for continued growth.”

Year-to-Date Highlights

  • Pro Forma RevPAR: Pro forma RevPAR in the first six months of 2014 grew to $91.88, an increase of 9.6 percent over the same period in 2013. Pro forma ADR grew to $120.85, an increase of 5.5 percent from 2013. Pro forma occupancy grew by 3.9 percent to 76.0 percent.
  • Pro Forma Hotel EBITDA: Pro forma hotel EBITDA for the first six months of 2014 was $68.9 million, an increase of 10.7 percent over the same period in 2013.
  • Pro Forma Hotel EBITDA Margin: Pro forma hotel EBITDA margin in the first six months of 2014 expanded by 36 basis points compared with the same period in 2013.
  • Same-Store RevPAR: Same-store RevPAR in the first six months of 2014 grew to $84.22, an increase of 8.6 percent over the same period in 2013. Same-store ADR grew to $111.00, an increase of 5.5 percent from the first six months of 2013. Same-store occupancy grew by 3.0 percent to 75.9 percent.
  • Adjusted EBITDA: Adjusted EBITDA increased to $62.8 million in the first six months of 2014 from $45.6 million in the same period in 2013, an increase of $17.2 million or 37.8 percent.
  • Adjusted FFO: AFFO for the first six months of 2014 increased 39.7 percent to $41.1 million, or $0.47 per diluted unit.
  • Capital Reinvestment: The Company invested $22.8 million during the first six months of 2014 and added an additional 14 guestrooms to its portfolio through strategic renovations to better utilize existing space.
  • Acquisitions: The Company acquired four hotels in the first six months of 2014 comprising 591 guestrooms, for a total purchase price of $125.7 million.

Capital Investment

Acquisitions

During the second quarter of 2014, the Company acquired the remaining 19 percent non-controlling interest in its joint venture with an affiliate of Intercontinental Hotels Group (“IHG”) that owns the Holiday Inn Express & Suites located in San Francisco, Calif. for $8.2 million. As a result, this hotel property became wholly-owned by the Company.

“IHG has been a great partner and we look forward to additional opportunities to partner with them in our target markets,” Hansen commented.

Pro forma RevPAR among the 23 hotels acquired since January 2013 was $118.06 in the second quarter of 2014 compared to $88.28 for the 66 hotels classified as same-store during the period.

Renovation Capital

The Company invested $6.0 million in renovations in the second quarter of 2014. Among the five renovations during the quarter, the scope of work ranged from common space improvements to complete guestroom renovations, including furniture, soft goods and guest bathrooms. Since the end of the first quarter of 2014, the Company has added 15 guestrooms to its portfolio of 90 hotels through renovation and redesign to better utilize existing space, thereby creating and capturing embedded growth for shareholders.

The Company completed a full renovation of its Residence Inn located in Salt Lake City, Utah during the second quarter of 2014. During the renovation, the Company added 11 guestrooms to the property, bringing the total number of guestrooms to 189. The Company converted 24 underutilized two bedroom units to studio and one bedroom units. In addition to the new guestrooms added, all existing guestrooms were remodeled with new finishes, furniture, mattresses, artwork and 42-inch LCD flat screen televisions. The common areas, including the lobby, reception desk, kitchen and dining areas, were redesigned to allow for more space and better functionality for the guests. To further enhance the guest experience, two outdoor patio areas were updated to include barbeques and a fire pit. The renovation was completed with fresh exterior paint and a new parking lot in May of 2014 for a total cost of $6.9 million.

”We are thrilled with the results of the renovation at the Residence Inn located in Salt Lake City. This project highlights the strength of our team and the ability to recognize and capture embedded growth,” Hansen said. “We continue to see the transformation of our portfolio’s quality from the successful execution of strategic capital improvements.”

Balance Sheet and Capital Activity

At June 30, 2014, the Company had the following:

  • Total outstanding debt of $579.9 million, with a weighted average interest rate of 4.62 percent, and $41.7 million of cash and cash equivalents. The Company’s maximum borrowing capacity was $300.0 million under the senior unsecured credit facility, including both the revolver and term portions of the facility.
  • $156.0 million outstanding on its senior unsecured credit facility, $13.8 million in standby letters of credit and $130.2 million available to borrow.
  • Total net debt, which the Company defines as total outstanding debt less cash and cash equivalents, to trailing twelve month adjusted EBITDA was 4.9x.

As of August 1, 2014, the Company has $148.0 million outstanding on its senior unsecured credit facility, $13.8 million in standby letters of credit and $138.2 million available to borrow.

Dividends

On August 1, 2014, the Company declared a quarterly cash dividend of:

  • $0.1175 per share on its common stock and per common unit of limited partnership interest in Summit Hotel OP, LP, the Company’s operating partnership. The common dividend reflects an increase of $0.02 on an annual basis and represents an annualized yield of 4.5 percent based on the closing price of shares of the common stock on August 5, 2014.
  • $0.578125 per share on its 9.25 percent Series A Cumulative Redeemable Preferred Stock.
  • $0.4921875 per share on its 7.875 percent Series B Cumulative Redeemable Preferred Stock.
  • $0.4453125 per share on its 7.125 percent Series C Cumulative Redeemable Preferred Stock.

The dividends are payable August 29, 2014 to holders of record as of August 15, 2014.

2014 Outlook

The Company is providing guidance for the third quarter and full year 2014 based on 89 current hotels.1 Except as described in footnote one below, the guidance assumes no additional hotels are acquired or sold and no additional issuances of equity securities.

 
THIRD QUARTER 2014
($ in thousands, except RevPAR and per unit data)
  Low-end   High-end
Pro forma RevPAR (89) 1

$

92.00

$ 94.00
Pro forma RevPAR growth (89) 1

 

8.0

% 10.0 %
RevPAR (same-store 66)

$

84.50

$ 86.50
RevPAR growth (same-store 66)

 

5.0

% 7.0 %
Adjusted FFO 2

$

20,800

$ 22,600
Adjusted FFO per diluted unit 3

$

0.24

$ 0.26
Renovation capital deployed

$

7,000

$ 10,000
 
 
FULL YEAR 2014
($ in thousands, except RevPAR and per unit data)
Low-end High-end
Pro forma RevPAR (89) 1 $ 88.00 $ 90.00
Pro forma RevPAR growth (89) 1 6.5 % 8.5 %
RevPAR (same-store 66) $ 80.50 $ 82.50
RevPAR growth (same-store 66) 5.5 % 7.5 %
Adjusted FFO 2 $ 76,300 $ 79,800
Adjusted FFO per diluted unit 3 $ 0.88 $ 0.92
Renovation capital deployed $ 37,000 $ 43,000
 

1Pro forma information includes operating results for 89 hotels owned as of June 30, 2014 as if each hotel had been owned by the Company since January 1, 2013 and excludes the 178-guestroom Hampton Inn located in Fort Smith, Ark. that was held for sale at June 30, 2014. As a result, these pro forma operating and financial measures include operating results for certain hotels for periods prior to the Company’s ownership.

2The Company includes the 178-guestroom Hampton Inn located in Fort Smith, Ark. in adjusted FFO calculations; however, this property is excluded from all pro forma calculations as noted in footnote one above.

3Assumes weighted average diluted units outstanding of 86,929,000 for third quarter of 2014 and 86,796,000 for the full year 2014.

About Summit Hotel Properties

Summit Hotel Properties, Inc. is a publicly-traded real estate investment trust focused primarily on acquiring and owning premium-branded, select-service hotels in the upscale and upper midscale segments of the lodging industry. As of August 6, 2014, the Company’s portfolio consisted of 90 hotels with a total of 11,368 guestrooms located in 22 states. Since its initial public offering in February 2011, the Company has acquired 47 hotel properties, totaling 6,539 guestrooms for a total purchase price of $916.7 million.

   
SUMMIT HOTEL PROPERTIES, INC.
Consolidated Balance Sheets
June 30, 2014 and December 31, 2013

Amounts in thousands

 
June 30, December 31,
2014 2013
ASSETS (Unaudited)
Investment in hotel properties, net $ 1,271,539 $ 1,149,967
Investment in hotel properties under development 160 -
Land held for development 13,748 13,748
Assets held for sale 8,663 12,224
Cash and cash equivalents 41,728 46,706
Restricted cash 54,637 38,498
Trade receivables 13,142 7,231
Prepaid expenses and other 5,681 8,876
Derivative financial instruments 33 253
Deferred charges, net 10,413 10,270
Deferred tax asset 54 49
Other assets   8,525   6,654
TOTAL ASSETS $ 1,428,323 $ 1,294,476
 
 
LIABILITIES AND EQUITY
LIABILITIES
Debt $ 579,932 $ 435,589
Accounts payable 6,256 7,583
Accrued expenses 36,322 27,154
Derivative financial instruments   2,296   1,772
TOTAL LIABILITIES   624,806   472,098
 
COMMITMENTS AND CONTINGENCIES
Total stockholders' equity 795,525 809,840
Non-controlling interests in operating partnership 7,992 4,722
Non-controlling interests in joint venture   -   7,816
TOTAL EQUITY   803,517   822,378
 
TOTAL LIABILITIES AND EQUITY $ 1,428,323 $ 1,294,476
 

 

 
SUMMIT HOTEL PROPERTIES, INC.
Consolidated Statements of Operations

Amounts in thousands

(Unaudited)

   
Three months ended June 30, Six months ended June 30,
2014   2013 2014   2013
REVENUES
Room revenue $ 99,680 $ 75,123 $ 184,232 $ 131,764
Other hotel operations revenue   5,845     3,982     10,837     7,064  
Total Revenues   105,525     79,105     195,069     138,828  
 
EXPENSES
Hotel operating expenses:
Rooms 25,985 20,744 49,677 37,254
Other direct 13,214 9,483 25,234 17,263
Other indirect 27,041 20,267 50,900 35,570
Other   369     193     717     360  
Total hotel operating expenses 66,609 50,687 126,528 90,447
Depreciation and amortization 16,645 12,727 32,075 23,378
Corporate general and administrative:
Salaries and other compensation 3,330 2,294 5,489 4,715
Other 2,087 1,729 4,133 2,385
Hotel property acquisition costs 17 786 709 1,440
Loss on impairment of assets   660     -     660     -  
Total Expenses   89,348     68,223     169,594     122,365  
 
Income from operations   16,177     10,882     25,475     16,463  
 
Other income (expense)
Interest income 122 18 172 35
Other income 64 63 104 223
Interest expense (6,846 ) (4,879 ) (13,206 ) (8,929 )
Gain on disposal of assets 14 - 11 6
Gain (loss) on derivative financial instruments   (1 )   2     (1 )   2  
Total Other Expense, net   (6,647 )   (4,796 )   (12,920 )   (8,663 )
 
Income from continuing operations before income taxes 9,530 6,086 12,555 7,800
 
Income tax (expense) benefit   (329 )   39     (407 )   (149 )
 
Income from continuing operations 9,201 6,125 12,148 7,651
 
Income (loss) from discontinued operations   (41 )   545     337     902  
 
Net income 9,160 6,670 12,485 8,553
 
Income attributable to non-controlling interests
Operating Partnership 61 133 51 105
Joint venture   124     89     1     52  
 
Net income attributable to Summit Hotel Properties, Inc. 8,975 6,448 12,433 8,396
 
Preferred Dividends   (4,147 )   (3,844 )   (8,294 )   (6,296 )
 
Net income attributable to common stockholders $ 4,828   $ 2,604   $ 4,139   $ 2,100  
 
Weighted average common shares outstanding
Basic 85,165 65,480 85,136 64,090
Diluted 85,663 65,954 85,596 64,452
 

 

 
SUMMIT HOTEL PROPERTIES, INC.
Discontinued Operations Summary

Amounts in thousands

(Unaudited)

   
Three months ended June 30, Six months ended June 30,
2014   2013 2014   2013
REVENUE $ 1,193 $ 5,963 $ 2,281 $ 12,255
 
Hotel operating expenses 788 4,399 1,558 9,262
Depreciation and amortization 5 596 9 1,435
Loss on impairment of assets   400     -     400     1,500  
 
Income from operations - 968 314 58
Interest expense - 47 - 150
(Gain) loss on disposal of assets   46     (26 )   (17 )   (1,660 )
 
Income (loss) before taxes (46 ) 947 331 1,568
 
Income tax benefit (expense)   5     (402 )   6     (666 )
 
Income (loss) from discontinued operations $ (41 ) $ 545   $ 337   $ 902  
 

Income (loss) from discontinued operations attributable to non-controlling interest

$ (1 ) $ 24   $ 4   $ 42  

 

Income (loss) from discontinued operations attributable to common stockholders

$ (40 ) $ 521   $ 333   $ 860  
 

 

   
SUMMIT HOTEL PROPERTIES, INC.
Reconciliation of Net Income to Non-GAAP Measures – Funds From Operations

Amounts in thousands except per common unit

(Unaudited)

 
Three months ended June 30, Six months ended June 30,
2014   2013 2014   2013
NET INCOME $ 9,160 $ 6,670 $ 12,485 $ 8,553
Preferred dividends (4,147 ) (3,844 ) (8,294 ) (6,296 )
Depreciation and amortization 16,650 13,324 32,084 24,814
Loss on impairment of assets 1,060 - 1,060 1,500
(Gain) loss on disposal of assets 32 (26 ) (28 ) (1,666 )
Non-controlling interest in joint venture (124 ) (89 ) (1 ) (52 )
Adjustments related to joint venture   (118 )   (83 )   (204 )   (139 )
Funds From Operations $ 22,513 $ 15,952 $ 37,102 $ 26,714
Per common unit $ 0.26 $ 0.23 $ 0.43 $ 0.40
 
Equity based compensation $ 1,301 $ 849 $ 1,768 $ 1,270
Hotel property acquisition costs 17 786 709 1,440
(Gain) loss on derivative 1 (2 ) 1 (2 )
Expenses related to improvement of internal controls 46 - 956 -

Expenses related to the transition of directors and executive officers

  563     -     563     -  
Adjusted Funds From Operations $ 24,441 $ 17,585 $ 41,099 $ 29,422
Per common unit $ 0.28 $ 0.26 $ 0.47 $ 0.44
 
Weighted average diluted units 1 86,735 68,952 86,660 67,598
 

1The Company includes the outstanding common units of limited partnership interest (“OP units”) in Summit Hotel OP, LP, the Company’s operating partnership, held by limited partners other than the Company because the OP units are redeemable for cash or, at the Company’s option, shares of the Company’s common stock on a one-for-one basis.

 
SUMMIT HOTEL PROPERTIES, INC.
Reconciliation of Net Income to Non-GAAP Measures – EBITDA

Amounts in thousands

(Unaudited)

   
Three months ended June 30, Six months ended June 30,
2014   2013 2014   2013
NET INCOME $ 9,160 $ 6,670 $ 12,485 $ 8,553
Depreciation and amortization 16,650 13,324 32,084 24,814
Interest expense 6,846 4,926 13,206 9,079
Interest income (122 ) (18 ) (172 ) (35 )
Income tax expense 324 363 401 815
Non-controlling interest in joint venture (124 ) (89 ) (1 ) (52 )
Adjustments related to joint venture   (118 )   (83 )   (204 )   (139 )
EBITDA $ 32,616 $ 25,093 $ 57,799 $ 43,035
 
 
Equity based compensation $ 1,301 $ 849 $ 1,768 $ 1,270
Hotel property acquisition costs 17 786 709 1,440
Loss on impairment of assets 1,060 - 1,060 1,500
(Gain) loss on disposal of assets 32 (26 ) (28 ) (1,666 )
(Gain) loss on derivatives 1 (2 ) 1 (2 )
Expenses related to improvement of internal controls 46 - 956 -

Expenses related to the transition of directors and executive officers

 

563

    -     563     -  
ADJUSTED EBITDA $ 35,636   $ 26,700   $ 62,828   $ 45,577  
 

 

   
SUMMIT HOTEL PROPERTIES, INC.

Pro Forma 1 Operational and Statistical Data

Amounts in thousands except operating metrics

(Unaudited)

 
Three months ended June 30, Six months ended June 30,
2014   2013 2014   2013
REVENUE
Room revenue $ 99,680 $ 89,413 $ 185,928 $ 169,632
Other hotel operations revenue   5,845   5,194   11,257   10,318
Total Revenue   105,525   94,607   197,185   179,950
 
EXPENSES
Hotel operating expenses
Rooms 25,985 23,676 50,379 48,496
Other direct 13,214 12,040 25,590 22,472
Other indirect 27,041 24,638 51,619 46,304
Other   369   336   727   469
Total Operating Expenses   66,609   60,690   128,315   117,741
 
Hotel EBITDA $ 38,916 $ 33,917 $ 68,870 $ 62,209
 
<

     
2013 2014

Trailing twelve

months ended

June 30, 2014

Q3   Q4 Q1   Q2
Room revenue $ 87,822 $ 81,127 $ 86,248 $ 99,680 $ 354,877
Other revenue   5,125     5,393     5,412     5,845     21,775  
Total Revenue $ 92,947   $ 86,520   $ 91,660   $ 105,525   $ 376,652  
 
Hotel EBITDA $ 32,515   $ 26,827   $ 29,954   $ 38,916   $ 128,212  
EBITDA Margin 35.0 % 31.0 % 32.7 % 36.9 % 34.0 %



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