2012-11-14 22:21:55 -
NORFOLK, NE -- (Marketwire) -- 11/14/12 -- Supertel Hospitality, Inc. (NASDAQ: SPPR), a real estate investment trust (REIT) which currently owns 94 hotels in 23 states, today announced its results for the third quarter ended September 30, 2012.
Third Quarter 2012 Highlights
Third Quarter Operating and Financial Results
- Improved revenues from continuing operations 4.7 percent to $22.2 million.
- Bettered RevPAR 0.5 percent to $36.12 for the 72, same-store, continuing operations hotels.
- Reduced loss from continuing operations to $(0.4) million, an improvement of 18.6 percent over the same year-ago period.
- Increased continuing operations Property Operating Income (POI) to $6.1 million, a 5.9 percent rise.
- Advanced Adjusted EBITDA 1.0 percent to 5.9 million, compared to the same year-ago period.
- Sold an economy hotel, generating gross proceeds of $1.55 million.
- Expanded upper midscale portfolio with an agreement to purchase a 116-room TownePlace Suites in suburban Des Moines (Urbandale), Iowa.
- Refinanced a $28.2 million loan shortly after the close of the 2012 third quarter, replacing it with a $30.6 million loan while reducing annual debt service obligations by approximately $1.1 million.
Revenues from continuing operations for the 2012 third quarter improved 4.7 percent, or $1.0 million, to $22.2 million, compared to the like year-ago period. The improved performance was led primarily by the first full quarter of the recently acquired Hilton Garden Inn.
The company reported a net loss of $(2.3) million, or $(0.13) per diluted share, for the 2012 third quarter, compared to a net loss of $(1.4) million or $(0.08) per diluted share for the same 2011 period. The third quarter loss includes a non-cash, $1.2 million increase in the fair market value of derivative liabilities, as well as an impairment charge of $2.7 million on properties which are held for sale. This compares to a non-cash $0.3 million impairment in the 2011 third quarter on properties held for sale and $2.2 million impairment on properties held for use. All income and expenses related to sold and held-for-sale hotels are classified as discontinued operations.
Funds from operations (FFO) in the 2012 third quarter was $1.3 million, compared to $2.1 million in the same 2011 period. Adjusted funds from operations (AFFO), which is FFO adjusted to include gains or exclude losses on derivatives and acquisition expense, in the 2012 third quarter was $2.6 million, up 23.9 percent, compared to $2.1 million in the same 2011 period.
Earnings before interest, taxes, depreciation and amortization (EBITDA) declined to $1.6 million from $4.0 million for the third quarter of 2012. Adjusted EBITDA, which is EBITDA before non-controlling interest, net gain/loss on disposition of assets, impairment, preferred stock dividends, unrealized gain/loss on derivatives and acquisition expense, improved to $5.9 million, compared to $5.8 million for the 2011 third quarter.
In the 2012 third quarter, the 72-hotel, same-store portfolio reported revenue per available room (RevPAR) of $36.12, an increase of 0.5 percent, led by a 1.3 percent improvement in ADR to $53.40, partially offset by a 0.9 percent decline in occupancy to 67.6 percent, compared to the 2011 third quarter.
"Supertel continues to make progress in operations," said Kelly A. Walters, Supertel president and CEO. "Equally important, we have also made additional progress in strengthening our balance sheet within the past 30 days."
Third Quarter 2012 vs Third Quarter 2011
Occ % ADR ($) RevPAR ($)
2012 2011 Variance 2012 2011 Variance 2012 2011 Variance
Market 67.1% 66.3% 1.2% 107.34 103.28 3.9% 72.00 68.47 5.1%
(72 hotels) 67.6% 68.2% -0.9% 53.40 52.71 1.3% 36.12 35.93 0.5%
Midscale 69.2% 68.3% 1.4% 101.28 97.63 3.7% 70.12 66.67 5.2%
(20) 71.2% 72.0% -1.1% 73.04 72.58 0.6% 52.04 52.23 -0.4%
Midscale 61.3% 60.7% 1.0% 78.31 76.04 3.0% 48.02 46.18 4.0%
Midscale (5) 59.9% 52.6% 13.9% 63.39 64.97 -2.4% 37.99 34.19 11.1%
Economy 60.5% 59.7% 1.3% 55.83 54.15 3.1% 33.76 32.33 4.4%
Economy (40) 66.2% 67.2% -1.5% 52.53 51.71 1.6% 34.76 34.75 0.0%
Stay n/a n/a n/a n/a n/a n/a n/a n/a n/a
Stay (7) 69.3% 70.5% -1.7% 24.77 24.08 2.9% 17.16 16.98 1.1%
Industry Source: STR Monthly Review
Comparative operating results for the Hilton Garden Inn, which was acquired in the 2012 second quarter, are not reflected in the 72, same-store hotel operating results shown above. For the 2012 third quarter, the hotel generated RevPAR of $94.53, led by $123.43 ADR and 76.6 percent occupancy.
Upper Midscale Hotels
Third quarter RevPAR for the company's 20 continuing operations, upper midscale hotels declined slightly, 0.4 percent, to $52.04, resulting from a 0.6 percent improvement in ADR to $73.04 and a 1.1 percent decrease in occupancy. Upper midscale hotel brands currently in the company's portfolio include Comfort Inns, Comfort Suites, Hampton Inn and Holiday Inn Express.
The RevPAR for the company's five continuing operations, midscale hotels increased significantly, by 11.1 percent, to $37.99. Occupancy increased 13.9 percent slightly offset by a 2.4 percent ADR decrease to $63.39. Supertel's midscale brands include Quality Inn, Sleep Inn and Baymont Inn.
The company's 40 continuing operations economy hotels reported essentially flat RevPAR at $34.76 in the 2012 third quarter as a result of a 1.6 percent rise in ADR to $52.53, offset by a 1.5 percent decrease in occupancy. Supertel's branded properties in this segment include Days Inn, Super 8, Key West Inns and Guesthouse Inn.
Extended Stay Hotels
The company's seven continuing operations, extended-stay hotels reported a 1.1 percent increase in RevPAR to $17.16, led by a 2.9 percent increase in ADR to $24.77, partially offset by a 1.7 percent decline in occupancy. Hotels in this segment include the Savannah Suites brand.
"We believe our operators' performance validates our decision to move to a multi-operator model from one central management company," Walters said. "The West South Central and Middle Atlantic regions continue to recover more slowly and more erratically than the nation as a whole. Many of our markets, primarily small towns, have been hard hit, which does not give us as much flexibility as we would like in raising rate. Our properties outperform the industry in occupancy, but these segments are particularly sensitive to room rate. We will continue to focus on fine-tuning the trade-offs between occupancy and rate market-by-market."
Continuing operations interest expense was essentially unchanged at $2.0 million for the quarter. Depreciation and amortization expense from continuing operations increased $0.1 million from the 2011 third quarter to $2.2 million.
Property Operating Income (POI) from continuing operations for the 2012 third quarter rose to $6.1 million, or 5.9 percent, compared to $5.7 million for the same period a year earlier. The increase was led by $0.3 million of POI from the newly acquired Hilton Garden Inn. See attached chart (Property Operating Income Percentage Third Quarter 2012 versus Third Quarter 2011).
POI is calculated as revenue from room rentals and other hotel services less hotel and property operations expenses.
Year-to-Date Operating and Financial Results
Revenues from continuing operations for the nine months ended September 30, 2012, increased 4.3 percent or $2.5 million, to $59.5 million, compared to $57.1 million for the same year-ago period.
Net loss attributable to common shareholders was $(6.1) million, or $(0.26) per diluted share for the nine months ended September 30, 2012, compared to a net loss attributable to common shareholders of $(10.3) million, or $(0.45) per diluted share for the same 2011 period.
RevPAR for the 72 same-store hotels was $33.22, a 1.9 percent increase, compared to the same period in 2011.
FFO for the nine months ended September 30, 2012 was $2.9 million, compared to $3.7 million for the same 2011 period. The company's Adjusted FFO for the 2012 nine-month period was $4.7 million, a 26.4 percent improvement, compared to the $3.7 million reported at September 30, 2011.
EBITDA year-to-date for 2012 was $7.9 million versus $5.5 million compared to the same period in 2011.
Earnings before interest, taxes, depreciation and amortization, impairment, non-controlling interest, net gain/loss on disposition of assets, preferred stock dividends, unrealized gain/loss on derivatives and acquisition expense (Adjusted EBITDA) increased 10.8 percent to $14.4 million, compared to $13.0 million for the prior year's nine-month period.
On September 24, the company entered into an agreement to acquire the TownePlace Suites by Marriott, located in suburban Des Moines (Urbandale), Iowa, for $10.2 million. The 116-room studio-suite hotel opened in December 2007 and is well located off I-80 with multiple business and leisure travel demand generators. The acquisition will be funded with available capital and financing. The closing, which is subject to customary conditions, is expected to occur in the 2012 fourth quarter.
"This acquisition continues our investment strategy of rebuilding our capital with premium-branded, select-service hotels," Walters said. "This extended-stay hotel will be the first property in our portfolio to carry the well-regarded Marriott brand name."
During the 2012 third quarter, the company sold a Super 8 hotel in Watertown, S.D. for $1.55 million. Proceeds were used to retire the associated debt and for general corporate purposes. Year-to-date, the company has sold seven, non-core assets generating gross proceeds of approximately $14 million.
"We added two hotels to our held-for-sale portfolio, currently 21 properties, during the quarter," Walters said. "As of September 30, 2012, we have six under contract, which are expected to close by year-end, pending financing and other customary closing conditions. Lenders are slowly returning to the market, and interest rates remain at historically low rates, making these properties more attractive acquisition candidates. We have sold and continue to sell our non-core hotels to owners whose cost structure is more favorable for economy and midscale properties than the REIT structure."
The company has invested $1.3 million in property improvements in the 2012 third quarter. "Typically, renovations cause some temporary revenue displacement, but we expect to receive a positive upswing in occupancy and rate after the hotels complete the upgrades. Looking at the fourth quarter through 2013, we expect to invest $2.5 million to $3.0 million to change the flags at four properties. The reflags result from changing market conditions, brand standard requirements and cost-benefit analysis.
The company made several important improvements to its balance sheet in the 2012 third quarter and early in the fourth quarter.
- Completed a significant refinancing of debt through a new $30.6 million loan. The loan proceeds were used to pay the company's debt with Greenwich Capital, previously scheduled to mature on December 1, 2012. The loan, originated by Morgan Stanley Capital Holdings LLC, is expected to be securitized. The loan is secured by 22 hotels and carries a fixed annual interest rate of 5.83%, the prior loan had a 7.5% interest rate. The terms of the loan provide for monthly principal and interest payments based on an 18-year amortization with the principal balance due and payable on December 1, 2017. Eight of the hotels that previously secured the Greenwich Capital loan are now unencumbered. Five of these hotels are held for sale, four of which are currently under contract for sale. "This new loan gives us improved flexibility," said Connie Scarpello, chief financial officer. "Equally important, it will reduce our annual debt service obligations by approximately $1.1 million."
- Hilton Garden Inn, Solomons Island (Dowell), Md. -- Completed on October 19, 2012 a $6.15 million secured loan with Cantor Commercial Real Estate. "The five-year loan, representing approximately 55 percent of the purchase price, carries a fixed interest rate of 4.24% per annum, based on a 30-year amortization," said Connie Scarpello, chief financial officer.
- TownePlace Suites by Marriott, Des Moines -- Currently negotiating to borrow approximately $6 million to complete the previously announced $10.2 million acquisition of this 116-room property.
"We continue our efforts to reduce our leverage," she noted. "The loan-to-value on the 22-hotel portfolio, recently financed by Morgan Stanley, is in the 55 percent range, which is in line with our long-term goal. As of September 30, 2012, outstanding debt on our continuing operations hotels was $113.7 million, with an average term to maturity of three years and a weighted average annual interest rate of 6.4 percent."
The company did not declare a common stock dividend for the 2012 third quarter. Preferred dividends have continued uninterrupted. The company will monitor requirements to maintain its REIT status and will routinely evaluate the dividend policy. The company intends to continue to meet its dividend requirements to retain its REIT status.
"We are improving our balance sheet and our hotels' operations, and we continually seek opportunities to increase the pace of our improvement," Walters said.
"Looking to next year, the outlook for supply growth remains low, especially in our markets. Forecasters predict continued RevPAR growth next year, but at a slower pace than 2012. Our economy is slowly rebounding, but its impact has not fully benefited our principally small-town markets. We are encouraged by our progress and are confident that the strategy we enacted nearly two years ago is taking us in the right direction."
About Supertel Hospitality, Inc.
Supertel Hospitality, Inc. (NASDAQ: SPPR) is a self-administered real estate investment trust that specializes in the ownership of select-service hotels. The company currently owns 94 hotels comprising 8,283 rooms in 23 states. Supertel's hotels are franchised by a number of the industry's most well-regarded brand families, including Hilton, IHG, Choice and Wyndham. For more information or to make a hotel reservation, visit www.supertelinc.com : www.supertelinc.com/
Forward Looking Statement
Certain matters within this press release are discussed using forward-looking language as specified in the Private Securities Litigation Reform Act of 1995, and, as such, may involve known and unknown risks, uncertainties and other factors that may cause the actual results or performance to differ from those projected in the forward-looking statement. These risks are discussed in the Company's filings with the Securities and Exchange Commission.
Supertel Hospitality, Inc.
As of September 30, 2012, and December 31, 2011
(Dollars in thousands, except share and per share data)
The Company owned 94 hotels (including 21 hotels in discontinued operations) at September 30, 2012, and 105 hotels as of December 31, 2011 respectively.
RECONCILIATION OF NON-GAAP FINANCIAL MEASURES
FFO and AFFO
FFO and Adjusted FFO ("AFFO") are non-GAAP financial measures. We consider FFO and AFFO to be market accepted measures of an equity REIT's operating performance, which are necessary, along with net earnings (loss), for an understanding of our operating results. FFO, as defined under the National Association of Real Estate Investment Trusts (NAREIT) standards, consists of net income computed in accordance with GAAP, excluding gains (or losses) from sales of real estate assets, plus depreciation and amortization of real estate assets. We believe our method of calculating FFO complies with the NAREIT definition. AFFO is FFO adjusted to include gain or exclude losses on derivative liabilities, which is a non-cash charge against income and which does not represent results from our core operations. AFFO also adds back acquisition costs. FFO and AFFO 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. FFO and AFFO should not be considered as alternatives to net income (loss) (computed in accordance with GAAP) as an indicator of our liquidity, nor are they indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions. All REITs do not calculate FFO and AFFO in the same manner; therefore, our calculation may not be the same as the calculation of FFO and AFFO for similar REITs.
Diluted FFO per share and diluted Adjusted FFO per share are computed after adjusting the numerator and denominator of the basic computation for the effects of any dilutive potential common shares outstanding during the period. Up to 30,000,000 shares of common stock may be issued upon conversion of the Series C convertible preferred stock, and adjustments are made for these shares in the computation of diluted FFO per share and diluted Adjusted FFO per share. The Company's outstanding warrants to purchase common stock and stock options would be antidilutive and are not included in the dilution computation.
We use FFO and AFFO as performance measures to facilitate a periodic evaluation of our operating results relative to those of our peers. We consider FFO and AFFO to be useful additional measures of performance for an equity REIT because it facilitates an understanding of the operating performance of our properties without giving effect to real estate depreciation and amortization, which assume that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, we believe that FFO and AFFO provide a meaningful indication of our performance.
EBITDA and Adjusted EBITDA
EBITDA and Adjusted EBITDA are financial measures that are not calculated in accordance with accounting principles generally accepted in the United States of America ("GAAP"). We calculate EBITDA and Adjusted EBITDA by adding back to net earnings (loss) available to common shareholders certain non-operating expenses and non-cash charges which are based on historical cost accounting and we believe may be of limited significance in evaluating current performance. We believe these adjustments can help eliminate the accounting effects of depreciation and amortization and financing decisions and facilitate comparisons of core operating profitability between periods, even though EBITDA and Adjusted EBITDA also do not represent an amount that accrues directly to common shareholders. In calculating Adjusted EBITDA, we add back noncontrolling interest, net (gain) loss on disposition of assets, preferred stock dividends and acquisition expenses which are cash charges. We also add back impairment and unrealized gain or loss on derivatives, which are non-cash charges.
EBITDA and Adjusted EBITDA do not represent cash generated from operating activities determined by GAAP and should not be considered as alternatives to net income, cash flow from operations or any other operating performance measure prescribed by GAAP. EBITDA and Adjusted EBITDA are not measures of our liquidity, nor are they indicative of funds available to fund our cash needs, including our ability to make cash distributions. Neither do the measurements reflect cash expenditures for long-term assets and other items that have been and will be incurred. EBITDA and Adjusted EBITDA may include funds that may not be available for management's discretionary use due to functional requirements to conserve funds for capital expenditures, property acquisitions, and other commitments and uncertainties. To compensate for this, management considers the impact of these excluded items to the extent they are material to operating decisions or the evaluation of our operating performance. Adjusted EBITDA, as presented, may not be comparable to similarly titled measures of other companies.
Note: This presentation includes non-GAAP financial measures. The Company believes that the presentation of hotel property operating income (POI) is helpful to investors, and represents a useful description of its operations, as it communicates the comparability of its hotels' operating results.
The comparisons of same store operations are for 72 hotels in continuing operations as of July 1, 2011.
The comparisons of same store operations are for 72 hotels in continuing operations as of January 1, 2011.
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Ms. Krista Arkfeld
Director of Corporate Communications
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