Hotel Transaction Boston

112 Room Onyx Hotel in Boston Sold for $58.3 Million

Pebblebrook Hotel Trust

Pebblebrook Hotel Trust (NYSE: PEB) announced that it closed on the sale of the 112-room Onyx Hotel in Boston, Massachusetts for $58.3 million on May 29, 2019.

The sale price of $58.3 million reflects a 15.3x EBITDA multiple and a 5.9% net operating income capitalization rate (after an assumed annual capital reserve of 4.0% of total hotel revenues) based on the hotel’s operating performance for 2018.


Proceeds from the sale of the Onyx Hotel will be utilized for general business purposes which may include reducing the Company’s outstanding debt. As a result of this completed sale, the Company estimates its total net debt to trailing 12-month corporate EBITDA will be approximately 4.7 times at the end of the second quarter 2019.



Pebblebrook Hotel Trust (NYSE: PEB) is a publicly traded real estate investment trust (“REIT”) and the largest owner of urban and resort lifestyle hotels in the United States. The Company owns 60 hotels, totaling approximately 14,500 guest rooms across 16 urban and resort markets with a focus on the west coast gateway cities.


Pebblebrook Hotel Trust
Onyx Hotel
Reconciliation of Hotel Net Income to Hotel EBITDA and Hotel Net Operating Income
Trailing Twelve Months
(Unaudited, in millions)

Twelve months ended

December 31,

Hotel net income $2.4
Depreciation and amortization 1.4
Hotel EBITDA $3.8  
Capital reserve (0.4 )
Hotel Net Operating Income $3.4  



This press release includes certain non-GAAP financial measures as defined under Securities and Exchange Commission (SEC) rules. These measures are not in accordance with, or an alternative to, measures prepared in accordance with U.S. generally accepted accounting principles, or GAAP, and may be different from non-GAAP measures used by other companies. In addition, these non-GAAP measures are not based on any comprehensive set of accounting rules or principles. Non-GAAP measures have limitations in that they do not reflect all of the amounts associated with the hotel’s results of operations determined in accordance with GAAP.

The Company has presented trailing twelve-month hotel EBITDA and trailing twelve-month hotel net operating income after capital reserves because it believes these measures provide investors and analysts with an understanding of the hotel-level operating performance. These non-GAAP measures do not represent amounts available for management’s discretionary use, because of needed capital replacement or expansion, debt service obligations or other commitments and uncertainties, nor are they indicative of funds available to fund the Company’s cash needs, including its ability to make distributions.

The Company’s presentation of the hotel’s trailing twelve-month EBITDA and trailing twelve-month net operating income after capital reserves should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of the hotel’s financial performance. The table above is a reconciliation of the hotel’s trailing twelve-month EBITDA and net operating income after capital reserves calculations to net income in accordance with GAAP. Any differences are a result of rounding.



Pebblebrook Hotel Trust
Historical Operating Data
($ in millions, except ADR and RevPAR)
Historical Operating Data:
First Quarter Second Quarter Third Quarter Fourth Quarter Full Year
2018 2018 2018 2018 2018
Occupancy 76% 87% 89% 77% 82%
ADR $237 $262 $260 $246 $252
RevPAR $180 $228 $230 $190 $207
Hotel Revenues $346.2 $432.3 $431.1 $377.2 $1,586.8
Hotel EBITDA $97.3 $160.4 $157.3 $110.8 $525.8
Hotel EBITDA Margin 28.1% 37.1% 36.5% 29.4% 33.1%
First Quarter
Occupancy 75%
ADR $250
RevPAR $188
Hotel Revenues $361.4
Hotel EBITDA $99.7
Hotel EBITDA Margin 27.6%



These historical hotel operating results include information for all of the hotels the Company owned as of May 29, 2019. These historical operating results include periods prior to the Company's ownership of the hotels. The information above does not reflect the Company's corporate general and administrative expense, interest expense, property acquisition costs, depreciation and amortization, taxes and other expenses. Any differences are a result of rounding.

The information above has not been audited and has been presented only for comparison purposes.



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