PR Newswire
Same Store RevPAR Increased 1.5%
Completed $275 Million Delayed Draw Term Loan Financing; Proceeds to Fund February 2026 Convertible Notes Maturity
$50 Million Share Repurchase Program Authorized
AUSTIN, Texas
, April 30, 2025 /PRNewswire/ — Summit Hotel Properties, Inc. (NYSE: INN) (the “Company”), today announced results for the three months ended March 31, 2025.
“Our same-store portfolio RevPAR increased 1.5% during the first quarter and hotel EBITDA margin contracted less than 50 basis points compared to the prior year, reflecting our ability to effectively manage expenses in a low revenue growth environment. During the quarter, we also closed on a favorable $275 million term loan facility that will be used to refinance the majority of our convertible notes maturing in February 2026. The term loan allows for a delayed draw for up to 12 months, which eliminates all of our debt maturity risk until 2027 and allows us to continue to benefit from the convertible notes attractive 1.5% coupon through maturity,” said Jonathan P. Stanner, President and Chief Executive Officer.
“While lodging demand softened in early March, largely due to weaker government and inbound international travel, we remain confident in the long-term fundamentals of our business. Broader macroeconomic volatility has increased the uncertainty in the near-term outlook, but our high-quality portfolio, strong balance sheet, and ample liquidity provide us with significant flexibility to navigate any near-term softness in fundamentals. Reflecting that confidence, our Board of Directors authorized a $50 million share repurchase program, enabling us to opportunistically return capital to shareholders. With limited new hotel supply on the horizon, we believe the lodging industry is well-positioned for a multi-year growth cycle with a reacceleration in demand,” continued Mr. Stanner.
First Quarter 2025 Summary
- Net Loss: Net loss attributable to common stockholders was $4.7 million, or $0.04 per diluted share, compared to a net loss of $2.1 million, or $0.02 per diluted share, for the first quarter of 2024.
- Pro forma RevPAR: Pro forma RevPAR increased 0.9 percent to $124.99 compared to the first quarter of 2024. Pro forma ADR increased 0.8 percent to $173.06 compared to the same period in 2024, and pro forma occupancy increased 0.1 percent to 72.2 percent.
- Same Store RevPAR: Same store RevPAR increased 1.5 percent to $126.26 compared to the first quarter of 2024. Same store ADR increased 0.7 percent to $174.03, and same store occupancy increased 0.8 percent to 72.5 percent.
- Pro Forma Hotel EBITDA(1): Pro forma hotel EBITDA decreased 1.3 percent to $65.6 million from $66.5 million in the same period in 2024. Pro forma hotel EBITDA margin contracted approximately 48 basis points to 35.6 percent.
- Same Store Hotel EBITDA(1): Same store hotel EBITDA decreased 0.8 percent to $65.2 million from $65.7 million in the same period in 2024. Same store hotel EBITDA margin contracted approximately 49 basis points to 35.9 percent.
- Adjusted EBITDAre(1): Adjusted EBITDAre decreased to $45.0 million from $48.8 million in the first quarter of 2024.
- Adjusted FFO(1): Adjusted FFO decreased to $27.4 million, or $0.22 per diluted share, compared to $30.0 million, or $0.24 per diluted share, in the first quarter of 2024.
The Company’s results for the three months ended March 31, 2025 and 2024 are as follows (in thousands, except per share amounts and metrics):
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Net loss attributable to common stockholders |
$ (4,684) |
$ (2,116) |
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Net loss per diluted share |
$ (0.04) |
$ (0.02) |
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Total revenues |
$ 184,478 |
$ 188,142 |
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EBITDAre (1) |
$ 58,449 |
$ 61,199 |
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Adjusted EBITDAre (1) |
$ 45,007 |
$ 48,801 |
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FFO (1) |
$ 23,196 |
$ 25,488 |
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Adjusted FFO (1) |
$ 27,359 |
$ 29,996 |
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FFO per diluted share and unit (1) |
$ 0.19 |
$ 0.21 |
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Adjusted FFO per diluted share and unit (1) |
$ 0.22 |
$ 0.24 |
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RevPAR |
$ 124.99 |
$ 123.83 |
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RevPAR Growth |
0.9 % |
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Hotel EBITDA |
$ 65,605 |
$ 66,500 |
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Hotel EBITDA Margin |
35.6 % |
36.0 % |
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Hotel EBITDA Margin Change |
(48) bps |
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RevPAR |
$ 126.26 |
$ 124.41 |
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RevPAR Growth |
1.5 % |
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Hotel EBITDA |
$ 65,176 |
$ 65,734 |
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Hotel EBITDA Margin |
35.9 % |
36.4 % |
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Hotel EBITDA Margin Change |
(49) bps |
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Courtyard Oceanside Fort Lauderdale Beach Unveils Transformative Renovation
The Courtyard Fort Lauderdale Beach recently completed a transformative renovation and will debut as the modern Courtyard Oceanside Fort Lauderdale Beach. The completely redesigned resort will offer an unparalleled coastal experience, vast ocean views, and expanded amenities. Highlights of the project include:
Modern Coastal Guestrooms: Each of the 261 guestrooms have been redesigned to reflect the local market and its South Florida location. Floor-to-ceiling windows offer views of either Fort Lauderdale Beach or the Intracoastal Waterway, paired with upgraded amenities designed to appeal to leisure and business travelers alike.
Panoramic Poolside Bar & New Sundeck: The newly branded and renovated Seabreeze Poolside Bar, features an upgraded pool deck, fire pits, and cabana service, all set against panoramic views of Fort Lauderdale Beach and the Atlantic Ocean.
“The Mast” Restaurant: The hotel’s re-concepted restaurant, the “The Mast,” offers breakfast, lunch and dinner, overlooking both the hotel’s pool and the Atlantic Ocean.
Redesigned Public Spaces: The redesigned lobby now boasts stylish, modern decor, and inviting spaces ideal for socializing or relaxing with a welcoming atmosphere. The new and spacious fitness center offers a variety of cardio and strength training options, and a retail shop has been incorporated into the redesign that will provide guests with many conveniences during their stay.
Share Repurchase Authorization
On April 29, 2025, the Company’s Board of Directors authorized the repurchase of up to $50 million of the Company’s common stock. These repurchases may be made from time to time in the open market at prices that the Company deems appropriate and subject to market conditions, applicable law and other factors deemed relevant in the Company’s sole discretion. The share repurchase authorization does not obligate the Company to repurchase any dollar amount or number of shares of common stock, and may be suspended or discontinued at any time.
Capital Markets and Balance Sheet
On March 27, 2025, the Company closed on a new $275.0 million senior unsecured term loan (the “Term Loan”) that we intend to utilize to retire the majority of our outstanding $287.5 million 1.50 percent Convertible Senior Notes that mature in February 2026. The Term Loan includes a delayed draw feature available to the Company through March 1, 2026, that will enable us to preserve the attractive 1.50 percent interest rate on the Convertible Senior Notes through the scheduled maturity date.
The Term Loan provides for a maturity date of March 2030, including two, one-year extension options. The pricing grid of the Term Loan ranges from 135 to 235 basis points over the applicable adjusted Term SOFR rate, with expected initial pricing of SOFR plus 190 basis points. The Term Loan includes an accordion feature that allows the Company to increase commitments by up to $50 million, subject to certain conditions. Other terms of the agreement are similar to the Company’s existing credit facility agreements.
As a result of this refinancing, the Company’s average length to maturity will increase to nearly four years on a pro forma basis, including extension options, and the Company will have no significant debt maturities until 2027.
On a pro rata basis as of March 31, 2025, the Company had the following outstanding indebtedness and liquidity available:
- Outstanding debt of $1.1 billion with a weighted average interest rate of 4.63 percent. After giving effect to interest rate derivative agreements, $774.8 million, or 71 percent, of our outstanding debt had a fixed interest rate, and $322.5 million, or 29 percent, had a variable interest rate.
- Unrestricted cash and cash equivalents of $36.3 million.
- Total liquidity of approximately $310 million, including unrestricted cash and cash equivalents and revolving credit facility availability.
Common and Preferred Dividend Declaration
On April 24, 2025, the Company declared a quarterly cash dividend of $0.08 per share on its common stock and per common unit of limited partnership interest in Summit Hotel OP, LP. The quarterly dividend of $0.08 per share represents an annualized dividend yield of 7.9 percent, based on the closing price of shares of the common stock on April 29, 2025.
In addition, the Board of Directors declared a quarterly cash dividend of:
- $0.390625 per share on its 6.25% Series E Cumulative Redeemable Preferred Stock
- $0.3671875 per share on its 5.875% Series F Cumulative Redeemable Preferred Stock
- $0.328125 per unit on its 5.25% Series Z Cumulative Perpetual Preferred Units
The dividends are payable on May 30, 2025 to holders of record as of May 16, 2025.
2025 Outlook
While we remain confident in the long-term fundamentals of our portfolio, near-term results are being negatively affected by softening demand trends and broader macroeconomic volatility. This has created a more uncertain operating environment with a wider range of potential results than we typically observe. Based on first quarter actual results and recent portfolio trends, our performance is currently tracking toward the lower end of the guidance ranges we provided as part of our year-end 2024 earnings report on February 24, 2025, for full year Adjusted EBITDAre, Adjusted FFO, and Adjusted FFO per share. We are also reducing our capital expenditure expectations for full year 2025 to $60 million to $70 million on a pro rata basis.
First Quarter 2025 Earnings Conference Call
The Company will conduct its quarterly conference call on May 1, 2025 at 9:00 AM ET.
- To access the conference call, please pre-register using this link. Registrants will receive a confirmation with dial-in details.
- A live webcast of the conference call can be accessed using this link. A replay of the webcast will be available in the Investors section of the Company’s website, www.shpreit.com, until July 31, 2025.
Supplemental Disclosures
In conjunction with this press release, the Company has furnished a financial supplement with additional disclosures on its website. Visit www.shpreit.com for more information. The Company has no obligation to update any of the information provided to conform to actual results or changes in portfolio, capital structure, or future expectations.
About Summit Hotel Properties
Summit Hotel Properties, Inc. is a publicly traded real estate investment trust focused on owning premium-branded lodging facilities with efficient operating models primarily in the upscale segment of the lodging industry. As of April 30, 2025, the Company’s portfolio consisted of 97 assets, 53 of which are wholly owned, with a total of 14,555 guestrooms located in 25 states.
For additional information, please visit the Company’s website, www.shpreit.com, and follow on X at @SummitHotel_INN.
Forward-Looking Statements
This press release contains statements that are “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. Forward-looking statements are generally identifiable by use of forward-looking terminology such as “may,” “will,” “should,” “potential,” “intend,” “expect,” “seek,” “anticipate,” “estimate,” “approximately,” “believe,” “could,” “project,” “predict,” “forecast,” “continue,” “plan,” “likely,” “would” or other similar words or expressions. Forward-looking statements are based on certain assumptions and can include future expectations, future plans and strategies, financial and operating projections, or other forward-looking information. Examples of forward-looking statements include the following: the Company’s ability to realize growth from the deployment of renovation capital; projections of the Company’s revenues and expenses, capital expenditures or other financial items; descriptions of the Company’s plans or objectives for future operations, acquisitions, dispositions, financings, redemptions or services; forecasts of the Company’s future financial performance and potential increases in average daily rate, occupancy, RevPAR, room supply and demand, EBITDAre, Adjusted EBITDAre, FFO and AFFO; the Company’s outlook with respect to pro forma RevPAR, pro forma RevPAR growth, RevPAR, RevPAR growth, AFFO, AFFO per diluted share and unit and renovation capital deployed; and descriptions of assumptions underlying or relating to any of the foregoing expectations regarding the timing of their occurrence. These forward-looking statements are subject to various risks and uncertainties, not all of which are known to the Company and many of which are beyond the Company’s control, which could cause actual results to differ materially from such statements. These risks and uncertainties include, but are not limited to, the state of the U.S. economy, supply and demand in the hotel industry, and other factors as are described in greater detail in the Company’s filings with the Securities and Exchange Commission (“SEC”). Unless legally required, the Company disclaims any obligation to update any forward-looking statements, whether as a result of new information, future events, or otherwise.
For information about the Company’s business and financial results, please refer to the “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Risk Factors” sections of the Company’s Annual Report on Form 10-K for the year ended December 31, 2024, filed with the SEC, and its quarterly and other periodic filings with the SEC. The Company undertakes no duty to update the statements in this release to conform the statements to actual results or changes in the Company’s expectations.
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Investments in lodging property, net |
$ 2,727,510 |
$ 2,746,765 |
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Investment in lodging property under development |
10,578 |
7,617 |
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Assets held for sale, net |
— |
1,225 |
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Cash and cash equivalents |
48,194 |
40,637 |
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Restricted cash |
8,138 |
7,721 |
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Right-of-use assets, net |
32,887 |
33,309 |
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Trade receivables, net |
23,568 |
18,625 |
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Prepaid expenses and other |
15,677 |
9,580 |
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Deferred charges, net |
10,632 |
6,460 |
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Other assets |
20,275 |
24,291 |
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Total assets |
$ 2,897,459 |
$ 2,896,230 |
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Liabilities: |
||||
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Debt, net of debt issuance costs |
$ 1,417,690 |
$ 1,396,710 |
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Lease liabilities, net |
24,584 |
24,871 |
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Accounts payable |
8,760 |
7,450 |
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Accrued expenses and other |
78,588 |
82,153 |
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Total liabilities |
1,529,622 |
1,511,184 |
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Redeemable non-controlling interests |
50,219 |
50,219 |
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Total stockholders’ equity |
920,439 |
909,545 |
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Non-controlling interests |
397,179 |
425,282 |
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Total equity |
1,317,618 |
1,334,827 |
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Total liabilities, redeemable non-controlling interests and equity |
$ 2,897,459 |
$ 2,896,230 |
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Room |
$ 163,731 |
$ 167,431 |
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Food and beverage |
10,990 |
10,833 |
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Other |
9,757 |
9,878 |
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Total revenues |
184,478 |
188,142 |
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Room |
36,132 |
35,973 |
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Food and beverage |
7,991 |
8,202 |
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Other lodging property operating expenses |
56,922 |
56,261 |
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Property taxes, insurance and other |
13,311 |
14,285 |
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Management fees |
4,495 |
4,897 |
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Depreciation and amortization |
37,230 |
36,799 |
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Corporate general and administrative |
8,571 |
8,311 |
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Total expenses |
164,652 |
164,728 |
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Gain on disposal of assets, net |
1 |
75 |
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Operating income |
19,827 |
23,489 |
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Interest expense |
(19,956) |
(21,582) |
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Interest income |
276 |
458 |
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Other income, net |
1,230 |
685 |
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Total other expense, net |
(18,450) |
(20,439) |
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Income from continuing operations before income taxes |
1,377 |
3,050 |
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Income tax expense |
(754) |
(217) |
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|
623 |
2,833 |
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Less – Income attributable to non-controlling interests |
680 |
322 |
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Net (loss) income attributable to Summit Hotel Properties, Inc. before preferred dividends |
(57) |
2,511 |
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Less – Distributions to and accretion of redeemable non-controlling interests |
(657) |
(657) |
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Less – Preferred dividends |
(3,970) |
(3,970) |
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|
$ (4,684) |
$ (2,116) |
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Basic and diluted |
$ (0.04) |
$ (0.02) |
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Basic and diluted |
108,008 |
105,720 |
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Net income |
$ 623 |
$ 2,833 |
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Preferred dividends |
(3,970) |
(3,970) |
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Distributions to and accretion of redeemable non-controlling interests |
(657) |
(657) |
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Income related to non-controlling interests in consolidated joint ventures |
(1,283) |
(638) |
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Real estate-related depreciation |
36,663 |
35,603 |
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Gain on disposal of assets and other dispositions, net |
(1) |
(75) |
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FFO adjustments related to non-controlling interests in consolidated joint ventures |
(8,179) |
(7,608) |
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Amortization of deferred financing costs |
1,673 |
1,619 |
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Amortization of franchise fees |
175 |
164 |
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Amortization of intangible assets, net |
262 |
911 |
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Equity-based compensation |
1,916 |
1,848 |
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Debt transaction costs |
— |
564 |
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Non-cash interest income (1) |
— |
(133) |
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Non-cash lease expense, net |
133 |
73 |
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Casualty losses (gains), net |
294 |
(274) |
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Deferred tax expense (benefit) |
325 |
(3) |
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Non-cash state taxes and other, net |
— |
312 |
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AFFO adjustments related to non-controlling interests in consolidated joint ventures |
(615) |
(573) |
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FFO per share of common share/Common Unit |
$ 0.19 |
$ 0.21 |
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AFFO per common share/Common Unit |
$ 0.22 |
$ 0.24 |
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Weighted-average diluted common shares/Common Units |
124,636 |
122,599 |
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Weighted average common shares outstanding – diluted |
108,008 |
105,720 |
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Adjusted for: |
||||
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Non-GAAP adjustment for restricted stock awards (1) |
2,573 |
928 |
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Non-GAAP adjustment for dilutive effects of Common Units (2) |
14,055 |
15,951 |
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Non-GAAP weighted diluted share of common stock and Common Units (3) |
124,636 |
122,599 |
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Net income |
$ 623 |
$ 2,833 |
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Depreciation and amortization |
37,230 |
36,799 |
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Interest expense |
19,956 |
21,582 |
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Interest income on cash deposits |
(113) |
(157) |
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Income tax expense |
754 |
217 |
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Gain on disposal of assets and other dispositions, net |
(1) |
(75) |
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Amortization of key money liabilities |
(129) |
(121) |
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Equity-based compensation |
1,916 |
1,848 |
||
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Debt transaction costs |
— |
564 |
||
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Non-cash interest income (1) |
— |
(133) |
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Non-cash lease expense, net |
133 |
73 |
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Casualty losses (gains), net |
294 |
(274) |
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Non-cash state taxes and other, net |
— |
312 |
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Income related to non-controlling interests in consolidated joint ventures |
(1,283) |
(638) |
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Adjustments related to non-controlling interests in consolidated joint ventures |
(14,373) |
(14,029) |
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Pro forma room revenue |
$ 163,731 |
$ 164,004 |
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Pro forma other hotel operations revenue |
20,746 |
20,488 |
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Pro forma total hotel operating expenses |
118,872 |
117,992 |
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Pro forma hotel EBITDA Margin |
|
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Total revenues |
$ 184,478 |
$ 188,142 |
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Total revenues – acquisitions |
— |
4,075 |
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Total revenues – dispositions |
(1) |
(7,725) |
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||||
|
Hotel operating expenses |
$ 118,851 |
$ 119,618 |
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Hotel operating expenses – acquisitions |
— |
3,309 |
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|
Hotel operating expenses – dispositions |
21 |
(4,935) |
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|
|
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|
||||
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Operating income |
19,827 |
23,489 |
||
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Gain on disposal of assets and other dispositions, net |
(1) |
(75) |
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Corporate general and administrative |
8,571 |
8,311 |
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Depreciation and amortization |
37,230 |
36,799 |
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|
|
|
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Hotel EBITDA – acquisitions (2) |
(429) |
— |
||
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Hotel EBITDA – dispositions (3) |
(22) |
(2,790) |
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Hotel EBITDA – acquisitions |
429 |
766 |
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Pro forma room revenue |
$ 177,392 |
$ 162,848 |
$ 156,955 |
$ 163,731 |
$ 660,926 |
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Pro forma other hotel operations revenue |
21,047 |
19,689 |
20,299 |
20,746 |
81,781 |
|||||
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|
|
|
|
|
|||||
|
Pro forma total hotel operating expenses |
122,775 |
120,357 |
116,886 |
118,872 |
478,890 |
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|
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Pro forma hotel EBITDA Margin |
|
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Rooms sold |
1,035,292 |
991,580 |
957,027 |
946,105 |
3,930,004 |
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Rooms available |
1,324,414 |
1,338,979 |
1,339,060 |
1,309,950 |
5,312,403 |
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Occupancy |
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ADR |
$ 171.34 |
$ 164.23 |
$ 164.00 |
$ 173.06 |
$ 168.17 |
|||||
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RevPAR |
$ 133.94 |
$ 121.62 |
$ 117.21 |
$ 124.99 |
$ 124.41 |
|||||
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Rooms sold |
1,014,864 |
966,019 |
935,012 |
946,105 |
3,862,000 |
|||||
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Rooms available |
1,306,712 |
1,311,563 |
1,312,953 |
1,309,950 |
5,241,178 |
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Occupancy |
|
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|
|||||
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ADR |
$ 170.49 |
$ 162.95 |
$ 163.47 |
$ 173.06 |
$ 167.53 |
|||||
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RevPAR |
$ 132.41 |
$ 120.02 |
$ 116.42 |
$ 124.99 |
$ 123.45 |
|||||
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|
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Total revenues |
$ 193,903 |
$ 176,807 |
$ 172,931 |
$ 184,478 |
$ 728,119 |
|||||
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Total revenues – acquisitions |
6,556 |
6,626 |
4,586 |
— |
17,768 |
|||||
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Total revenues – dispositions |
(2,020) |
(896) |
(263) |
(1) |
(3,180) |
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|
Hotel operating expenses |
120,874 |
116,883 |
114,770 |
118,851 |
471,378 |
|||||
|
Hotel operating expenses – acquisitions |
3,979 |
4,061 |
2,261 |
— |
10,301 |
|||||
|
Hotel operating expenses – dispositions |
(2,078) |
(587) |
(145) |
21 |
(2,789) |
|||||
|
|
|
|
|
|
|
|||||
|
|
||||||||||
|
Operating income |
56,209 |
15,755 |
8,037 |
19,827 |
99,828 |
|||||
|
Gain on disposal of assets, net |
(28,342) |
(22) |
(473) |
(1) |
(28,838) |
|||||
|
Loss on impairment and write-down of assets |
— |
— |
6,723 |
— |
6,723 |
|||||
|
Hotel acquisition and transition costs |
— |
10 |
— |
— |
10 |
|||||
|
Corporate general and administrative |
8,704 |
7,473 |
7,403 |
8,571 |
32,151 |
|||||
|
Depreciation and amortization |
36,458 |
36,708 |
36,471 |
37,230 |
146,867 |
|||||
|
|
|
|
|
|
|
|||||
|
Hotel EBITDA – acquisitions (2) |
— |
— |
(89) |
(429) |
(518) |
|||||
|
Hotel EBITDA – dispositions (3) |
58 |
(309) |
(118) |
(22) |
(391) |
|||||
|
|
|
|
|
|
|
|||||
|
Hotel EBITDA – acquisitions |
2,577 |
2,565 |
2,414 |
429 |
7,985 |
|||||
|
|
|
|
|
|
|
|||||
|
|
|
|
|
|
|
|
|
|
|
||||
|
|
||||
|
|
|
|||
|
|
||||
|
Rooms sold |
946,105 |
955,533 |
||
|
Rooms available |
1,309,950 |
1,324,414 |
||
|
Occupancy |
72.2 % |
72.1 % |
||
|
ADR |
$ 173.06 |
$ 171.64 |
||
|
RevPAR |
$ 124.99 |
$ 123.83 |
||
|
|
|
|||
|
|
|
|||
|
|
|
|||
|
|
||||
|
|
|
|||
|
|
||||
|
Rooms sold |
924,292 |
927,509 |
||
|
Rooms available |
1,274,040 |
1,288,105 |
||
|
Occupancy |
72.5 % |
72.0 % |
||
|
ADR |
$ 174.03 |
$ 172.77 |
||
|
RevPAR |
$ 126.26 |
$ 124.41 |
||
|
|
|
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|
|
|
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|
|
|
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|
|
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|
|
|
Non-GAAP Financial Measures
We disclose certain “non-GAAP financial measures,” which are measures of our historical financial performance. Non-GAAP financial measures are financial measures not prescribed by Generally Accepted Accounting Principles (“GAAP”). These measures are as follows: (i) Funds From Operations (“FFO”) and Adjusted Funds from Operations (“AFFO”), (ii) Earnings before Interest, Taxes, Depreciation and Amortization (“EBITDA”), Earnings before Interest, Taxes, Depreciation and Amortization for Real Estate (“EBITDAre“), Adjusted EBITDAre, and hotel EBITDA (as described below). We caution investors that amounts presented in accordance with our definitions of non-GAAP financial measures may not be comparable to similar measures disclosed by other companies, since not all companies calculate these non-GAAP financial measures in the same manner. Our non-GAAP financial measures should be considered along with, but not as alternatives to, net income (loss) as a measure of our operating performance. Our non-GAAP financial measures may include funds that may not be available for our discretionary use due to functional requirements to conserve funds for capital expenditures, property acquisitions, debt service obligations and other commitments and uncertainties. Although we believe that our non-GAAP financial measures can enhance the understanding of our financial condition and results of operations, these non-GAAP financial measures are not necessarily better indicators of any trend as compared to a comparable measure prescribed by GAAP such as net income (loss).
Funds From Operations (“FFO”) and Adjusted FFO (“AFFO”)
As defined by Nareit, FFO represents net income or loss (computed in accordance with GAAP), excluding preferred dividends, gains (or losses) from sales of real property, impairment losses on real estate assets, items classified by GAAP as extraordinary, the cumulative effect of changes in accounting principles, plus depreciation and amortization related to real estate assets, and adjustments for unconsolidated partnerships, and joint ventures. AFFO represents FFO excluding amortization of deferred financing costs, franchise fees, equity-based compensation expense, debt transaction costs, premiums on redemption of preferred shares, losses from net casualties, non-cash lease expense, non-cash interest income and non-cash income tax related adjustments to our deferred tax assets. Unless otherwise indicated, we present FFO and AFFO applicable to our common shares and common units. We present FFO and AFFO because we consider FFO and AFFO an important supplemental measure of our operational performance and believe it is frequently used by securities analysts, investors, and other interested parties in the evaluation of REITs, many of which present FFO and AFFO when reporting their results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO and AFFO exclude depreciation and amortization related to real estate assets, gains and losses from real property dispositions and impairment losses on real estate assets, FFO and AFFO provide performance measures that, when compared year over year, reflect the effect to operations from trends in occupancy, guestroom rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from net income. Our computation of FFO differs slightly from the computation of Nareit-defined FFO related to the reporting of corporate depreciation and amortization expense. Our computation of FFO may also differ from the methodology for calculating FFO used by other equity REITs and, accordingly, may not be comparable to such other REITs. FFO and AFFO should not be considered as an alternative to net income (loss) (computed in accordance with GAAP) as an indicator of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions. Where indicated in this release, FFO is based on our computation of FFO and not the computation of Nareit-defined FFO unless otherwise noted.
EBITDA, EBITDAre, Adjusted EBITDAre, and Hotel EBITDA
In September 2017, Nareit proposed a standardized performance measure, called EBITDAre, which is based on EBITDA and is expected to provide additional relevant information about REITs as real estate companies in support of growing interest among generalist investors. The conclusion was reached that, while dedicated REIT investors have long been accustomed to utilizing the industry’s supplemental measures such as FFO and net operating income (“NOI”) to evaluate the investment quality of REITs as real estate companies, it would be helpful to generalist investors for REITs as real estate companies to also present EBITDAre as a more widely known and understood supplemental measure of performance. EBITDAre is intended to be a supplemental non-GAAP performance measure that is independent of a company’s capital structure and will provide a uniform basis for one measurement of the enterprise value of a company compared to other REITs.
EBITDAre, as defined by Nareit, is calculated as EBITDA, excluding: (i) loss and gains on disposition of property and (ii) asset impairments, if any. We believe EBITDAre is useful to an investor in evaluating our operating performance because it provides investors with an indication of our ability to incur and service debt, to satisfy general operating expenses, to make capital expenditures and to fund other cash needs or reinvest cash into our business. We also believe it helps investors meaningfully evaluate and compare the results of our operations from period to period by removing the effect of our asset base (primarily depreciation and amortization) from our operating results.
We make additional adjustments to EBITDAre when evaluating our performance because we believe that the exclusion of certain additional non-recurring or unusual items described below provides useful supplemental information to investors regarding our on-going operating performance. We believe that the presentation of Adjusted EBITDAre, when combined with the primary GAAP presentation of net income, is useful to an investor in evaluating our operating performance because it provides investors with an indication of our ability to incur and service debt, to satisfy general operating expenses, to make capital expenditures and to fund other cash needs or reinvest cash into our business. We also believe it helps investors meaningfully evaluate and compare the results of our operations from period to period by removing the effect of our asset base (primarily depreciation and amortization) from our operating results.
With respect to hotel EBITDA, we believe that excluding the effect of corporate-level expenses and non-cash items provides a more complete understanding of the operating results over which individual hotels and operators have direct control. We believe the property-level results provide investors with supplemental information on the on-going operational performance of our hotels and effectiveness of the third-party management companies operating our business on a property-level basis.
We caution investors that amounts presented in accordance with our definitions of EBITDA, EBITDAre, adjusted EBITDAre, and hotel EBITDA may not be comparable to similar measures disclosed by other companies, since not all companies calculate these non-GAAP measures in the same manner. EBITDA, EBITDAre, adjusted EBITDAre, and hotel EBITDA should not be considered as an alternative measure of our net income (loss) or operating performance. EBITDA, EBITDAre, adjusted EBITDAre, and hotel EBITDA may include funds that may not be available for our discretionary use due to functional requirements to conserve funds for capital expenditures and property acquisitions and other commitments and uncertainties. Although we believe that EBITDA, EBITDAre, adjusted EBITDAre, and hotel EBITDA can enhance your understanding of our financial condition and results of operations, these non-GAAP financial measures are not necessarily a better indicator of any trend as compared to a comparable GAAP measure such as net income (loss). Above, we include a quantitative reconciliation of EBITDA, EBITDAre, adjusted EBITDAre and hotel EBITDA to the most directly comparable GAAP financial performance measure, which is net income (loss) and operating income (loss).
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SOURCE Summit Hotel Properties, Inc.
