CorePoint Lodging Reports Third Quarter 2020 Results

CorePoint Lodging Reports Third Quarter 2020 Results




CorePoint Lodging Reports Third Quarter 2020 Results

IRVING, Texas , Nov. 05, 2020 (GLOBE NEWSWIRE) — CorePoint Lodging Inc. (NYSE: CPLG) (“CorePoint” or the “Company”), a pure play select-service hotel owner strategically focused on the midscale and upper-midscale segments, today reported operational and financial results for the third quarter ended September 30, 2020.

Third Quarter 2020 and Subsequent Highlights

  • Net loss of $(8) million, or $(0.14) loss per fully diluted share
  • Comparable RevPAR of $37.35, a decrease of 42.2% from the same period in 2019 with 798 basis points of RevPAR Index market share gain
  • Adjusted EBITDAre of $8 million
  • Adjusted FFO attributable to common stockholders of $0 million
  • All of the Company’s hotels are currently open and operational
  • Hotel room demand was generally consistent during the quarter with comparable occupancy of 52.3%
  • Sold 20 non-core hotels for a combined gross sales price of approximately $97 million during the quarter
  • Subsequent to quarter end, sold one non-core hotel for a gross sales price of approximately $7 million, resulting in a total of 51 non-core hotels sold during 2020 for a combined gross sales price of approximately $233 million and a total of 95 non-core hotels sold since March 2019 for a combined gross sales price of approximately $410 million
  • An additional 22 hotels are under contract with qualified buyers, expected to generate approximately $110 million of gross proceeds, and expected to close by the end of the second quarter of 2021, subject to market and other conditions

“We continue to believe that our portfolio of select-service hotels predominately focused on the midscale segments is well positioned to capture the current levels of transient room demand,” noted Keith Cline, President and Chief Executive Officer of CorePoint. “Our portfolio footprint is mostly in suburban markets, as well as drive to destination markets and interstate adjacent locations.  This portfolio positioning has enabled us to benefit from leisure travel and some recovery in certain segments of corporate travel related to essential businesses. When combined with our aggressive capital preservation and cost containment efforts at both the property and corporate level, we achieved a positive hotel level Adjusted EBITDAre of approximately $12 million for the third quarter resulting in a total company, excluding capital expenditures, operating cash break-even position for the quarter.”

“While we are encouraged by our third quarter results, we remain cautious about the uncertainty in the months ahead for the lodging industry as we continue to navigate the ongoing global pandemic.  The fourth quarter and the first quarter  have historically been part of our slower non-peak season.  If those historical trends hold, we are cognizant of the potential for softening in operating metrics, but we are prepared to adjust our cost control initiatives as overall business conditions evolve.”

Mr. Cline added, “Throughout the quarter, we continued our successful execution of our real estate strategy.  This strategy is a proven value creator for our business.  Since the beginning of the year, we have closed on the sale of 51 hotels for gross proceeds of $233 million at attractive valuations and have paid down $160 million of debt.”

Selected Statistical and Financial Data
(Unaudited, $ in millions, except RevPAR and ADR)

  Three Months Ended September 30,   Nine Months Ended September 30,
  2020   2019   % Change   2020   2019   % Change
Net loss $ (8 )     $ (12 )     33.3 %   $ (136 )     $ (58 )     (134.5 %)
Total revenues $ 107       $ 215       (50.2 %)   $ 325       $ 642       (49.4 %)
                       
Adjusted EBITDAre $ 8       $ 38       (78.9 %)   $ 10       $ 127       (92.1 %)
Adjusted FFO attributable to common stockholders $       $ 28       (100.0 %)   $ (14 )     $ 81       (117.3 %)
                       
Comparable Occupancy (1) 52.3   %   68.8   %   (1,650) bps   47.9   %   69.0   %   (2,110) bps
Comparable ADR (1) $ 71.42       $ 93.95       (24.0 %)   $ 78.07       $ 94.52       (17.4 %)
Comparable RevPAR (1) $ 37.35       $ 64.67       (42.2 %)   $ 37.38       $ 65.25       (42.7 %)
Comparable Hotel Adjusted EBITDAre margin (1)  12.2   %   22.5   %   (1,030) bps   8.5   %   25.2   %   (1,670) bps

____________________

(1) Comparable Hotels includes 213 hotels of the total 220 hotels owned as of September 30, 2020.

Third Quarter 2020 Financial and Operating Results

The Company reported net loss of $(8) million, or $(0.14) loss per fully diluted share, for the quarter ended September 30, 2020, compared to net loss of $(12) million, or $(0.22) loss per fully diluted share, for the quarter ended September 30, 2019. Decreases in year-over-year revenues were offset by lower operating and other expenses.

Comparable RevPAR for the third quarter of 2020 decreased 42.2% over the same period of 2019 with 798 basis points of RevPAR Index market share gains.  The decline in comparable RevPAR was driven by a 24.0% decrease in comparable ADR and 1,650 bps decrease in comparable occupancy. The decline in occupancy was primarily driven by a significant reduction in hotel demand resulting from the impact of the COVID-19 pandemic.  Top performing markets included Sacramento, California, Phoenix, Arizona, Tampa-St. Petersburg, Florida and Central Florida.

Adjusted EBITDAre for the third quarter of 2020 was $8 million as compared to $38 million for the same period in 2019. The year-over-year decrease was primarily due to decreases in rooms revenue, including the impact of sold hotels and a reduction in room demand due to the COVID-19 pandemic.

Operations Update and Measures to Mitigate Impact of COVID-19

Due to the operational and financial impact from the COVID-19 pandemic and requirements from state and local government and public health authorities, CorePoint, along with its third-party manager, temporarily did not accept transient guests or most other reservations at 30 of the Company’s hotels, beginning in late March, 2020, in order to minimize ongoing operating expenses and conserve cash. By early August 2020, the Company had resumed operations at all of its locations.

Comparable occupancy by month during the third quarter of 2020 reflected consistent hotel room demand as the Company’s hotels benefited from leisure travel, certain segments of corporate travel related to essential businesses and being located in drive-to destinations. The following table summarizes select operating statistics for the months of July, August, and September of 2020:

  Comparable Occupancy   Comparable ADR   Comparable RevPAR
July 2020 53.1 %   $ 71.27     $ 37.86  
August 2020 52.7 %   $ 71.95     $ 37.94  
September 2020 51.0 %   $ 71.01     $ 36.21  

The Company continues to implement the following measures to control costs and preserve capital to mitigate the ongoing operational and financial impact from the COVID-19 pandemic:

  • Reducing staffing levels, eliminating non-essential amenity offerings, minimizing spending at all hotels, and closing sections and / or floors at some hotels to maximize efficiencies.
  • Deferring all non-essential capital investments and expenditures for the balance of 2020, with the exception of life safety and critical operational needs.
  • Implementing cost containment measures with respect to all other corporate spending.
  • Related to Board and executive compensation, CorePoint’s Board of Directors will be paid their board fees for the remainder of 2020 in the form of deferred stock units and Mr. Cline has agreed to take a portion of his compensation for the remainder of 2020 in the form of restricted stock in lieu of cash. 

Dispositions

Since CorePoint commenced its initial non-core disposition program of 78 hotels in March 2019, 66 of these hotels have been successfully sold for a combined gross sales price of approximately $265 million and an additional 5 of these hotels are under contract with qualified buyers, expected to generate approximately $19 million of gross proceeds.  The Company’s expanded non-core disposition program includes an additional phase two group of 132 hotels. Of the phase two hotels, 29 have been successfully sold for a combined gross sales price of approximately $145 million and an additional 17 phase two hotels are under contract with qualified buyers, expected to generate approximately $91 million in gross proceeds. There can be no assurance as to the timing of any future sales or whether such sales will be completed at all. The company is unable to forecast at this time the impact from the COVID-19 pandemic on the timing of or gross proceeds from asset sales.

Hotel Disposition Summary ($ in millions):

  Phase 1   Phase 2   Total
Total number of non-core hotels: 78      132      210   
           
Full year 2019:          
Number of hotels sold 43          44   
Gross proceeds $ 173      $     $ 177   
Portion of net proceeds used to repay debt $ 111      $     $ 114   
           
First quarter 2020:          
Number of hotels sold 17          23   
Gross proceeds $ 72      $ 28      $ 100   
Portion of net proceeds used to repay debt $ 37      $ 13      $ 50   
           
Second quarter 2020:          
Number of hotels sold          
Gross proceeds $     $ 22      $ 29   
Portion of net proceeds used to repay debt $     $ 14      $ 20   
           
Third quarter 2020:          
Number of hotels sold     16      20   
Gross proceeds $ 13      $ 84      $ 97   
Portion of net proceeds used to repay debt $ 11      $ 73      $ 84   
           
Fourth quarter 2020 (to date):          
Number of hotels sold —           
Gross proceeds $ —      $     $  
Portion of net proceeds used to repay debt $ —      $     $  

Capital Investments

The Company invested approximately $4 million in the third quarter of 2020 in capital improvements. Excluding hurricane restoration costs, the Company invested approximately $3 million in capital improvements for the third quarter of 2020. As previously disclosed, CorePoint is deferring all non-essential capital investments and expenditures for the balance of 2020, with the exception of life safety or critical operational needs, resulting in an expected annual spend estimate of $15 million to $20 million, excluding any hurricane restoration costs which are predominantly covered by insurance proceeds.

Balance Sheet and Liquidity

As of September 30, 2020, the Company had total cash and cash equivalents of $180 million, excluding lender and other escrows of approximately $33 million.

As of September 30, 2020, the Company had total debt principal outstanding of $867 million, which consisted of the following:

(Unaudited, $ in millions)

Debt   Interest Rate   Maturity Date   Principal Balance Outstanding
CMBS Loan (1)(2)   L + 2.79%   June 2025   $ 767   
Revolving Credit Facility (3)   L + 5.00%   May 2021   100   
Total           $ 867   

____________________

(1) Maturity date assumes the exercise of all borrower extension options.  The next maturity date is June 2021, with borrower options to extend the maturity date for four successive terms of one year each. In June 2020, the borrower extended the CMBS Facility to June 2021 under the first extension option. Amount shown represents gross principal balance outstanding.
(2) As noted in the Hotel Disposition Summary table above, the Company used approximately $6 million of net proceeds from its asset sales to reduce the CMBS principal balance outstanding to $761 million as of today.
(3) $100 million Revolving Credit Facility.  In connection with the amendment of the Revolving Credit Facility, the maturity of the Revolving Credit Facility was extended to May 31, 2021. Subsequent to quarter ended September 30, 2020, the Company repaid an additional $5 million of its drawn amount to reduce the principal balance outstanding under the Revolving Credit Facility to $95 million as of today. 

Dividends

As previously disclosed, the Company expects that its common stock dividend will remain suspended for the balance of 2020, resulting in the preservation of approximately $11 million of cash per quarter, or approximately $45 million on an annualized basis.  CorePoint’s Board of Directors will reassess at the end of the year any additional common dividend amount that may be declared and paid for 2020 in addition to the dividend paid with respect to the first quarter of 2020.  All future dividends will be at the sole discretion of CorePoint’s Board of Directors and will depend upon, among other things compliance with debt covenants and maintenance of our REIT qualification.

Wyndham Settlement Update

As part of the previously disclosed settlement agreement (the “Wyndham Settlement”), CorePoint continues to work closely with its sole property manager, LQ Management L.L.C. (“LQM”), an affiliate of Wyndham Hotels & Resorts, Inc. (“Wyndham”), to support its reestablishment of the agreed upon revenue management software and tools, call center technologies and the administration of corporate and group bookings. The implementation work is underway and is required under the Wyndham Settlement to be completed by no later than the end of 2020.

Through the third quarter of 2020, CorePoint has received cash payments totaling approximately $33 million from Wyndham, including approximately $1 million received in the third quarter of 2020, in accordance with the terms of the settlement. CorePoint expects to receive the remaining approximately $4 million of settlement payments from Wyndham by no later than June 2021.

For more information regarding the settlement, see the Company’s Current Report on Form 8-K that was filed with the SEC on October 23, 2019.

Earnings Call and Webcast

The Company will host a quarterly conference call for investors and other interested parties later today beginning at 5:00 p.m. Eastern Time.

The call may be accessed by dialing (866) 300-4611, or (703) 736-7439 for international participants, and entering the passcode 8839489.  Participants may also access the call by visiting our investor relations website at www.corepoint.com/investors. You are encouraged to dial into the call or link to the webcast at least 15 minutes prior to the scheduled start time. The replay of the call will be available from approximately 8:00 p.m. Eastern Time on November 5, 2020 through 8:00 p.m. Eastern Time on November 12, 2020. To access the replay, the domestic dial-in number is (855) 859-2056, the international dial-in number is (404) 537-3406, and the passcode is 8839489.

Forward-Looking Statements

This press release contains “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. These statements may include, but are not limited to, statements related to the Company’s expectations regarding the impact of the ongoing COVID-19 pandemic and the impact of any measures taken to mitigate the impact of the pandemic, our expectations with respect to our non-core property disposition strategy and with respect to the Wyndham Settlement, as well as other statements representing management’s beliefs about future events, transactions, strategies, operations and financial results and other non-historical statements. Such forward-looking statements often contain words such as “assume,” “will,” “anticipate,” “believe,” “predict,” “project,” “potential,” “contemplate,” “plan,” “forecast,” “estimate,” “expect,” “intend,” “is targeting,” “may,” “should,” “would,” “could,” “goal,” “seek,” “hope,” “aim,” “continue” and other similar words or expressions or the negative thereof or other variations thereon. Forward-looking statements are made based upon management’s current expectations and beliefs and are not guarantees of future performance. Such forward-looking statements involve numerous assumptions, risks and uncertainties that may cause actual results to differ materially from those expressed or implied in any such statements. Our actual business, financial condition or results of operations may differ materially from those suggested by forward-looking statements as a result of risks and uncertainties which include, among others: business, financial and operating risks inherent to the lodging industry; macroeconomic and other factors beyond our control, including without limitation the effects of the ongoing COVID-19 pandemic or other pandemics or outbreaks of contagious disease; the geographic concentration of our hotels; our inability to compete effectively; our concentration in the La Quinta brand; our dependence on the performance of LQ Management L.L.C. and other third-party hotel managers and franchisors; covenants in our hotel management and franchise agreements that limit or restrict the sale of our hotels; risks posed by our disposition activities, including our ability to contract with qualified buyers and the risk that purchasers may not have the access to capital or meet other requirements; risks resulting from significant investments in real estate; cyber threats and the risk of data breaches or disruptions of technology information systems; the growth of internet reservation channels; disruptions to the functioning or transition of the reservation systems, accounting systems or other technology programs for our hotels, and other technology programs and system upgrades; risks related to our spin-off from La Quinta and the merger of La Quinta’s management and franchise business with Wyndham; and our substantial indebtedness, including restrictions imposed on our ability to access our cash. Additional risks and uncertainties include, among others, those risks and uncertainties described under “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2019 and in our Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2020, as such factors may be updated or superseded from time to time in our periodic filings with the Securities and Exchange Commission. You are urged to carefully consider all such factors and we note that the COVID-19 pandemic may have the effect of heightening many of the risks and uncertainties described. Although it is believed that the expectations reflected in such forward-looking statements are reasonable and are expressed in good faith, such expectations may not prove to be correct and persons reading this communication are therefore cautioned not to place undue reliance on these forward-looking statements, which speak only to expectations as of the date of this communication. We undertake no obligation to publicly update or review any forward-looking statement, whether as a result of new information, future developments or otherwise, except as required by law. If we make any future public statements or disclosures which modify or impact any of the forward-looking statements contained in or accompanying this press release, such statements or disclosures will be deemed to modify or supersede such statements in this press release.

Non-GAAP Financial Measures

We refer to certain non-GAAP financial measures in this press release including FFO, Adjusted FFO, Adjusted FFO per diluted share, EBITDA, EBITDAre, Adjusted EBITDAre, Comparable Hotel Adjusted EBITDAre, and Comparable Hotel Adjusted EBITDAre margin. All such non-GAAP financial measures are unaudited. Please see the tables to this press release for definitions of such non-GAAP financial measures and reconciliations of such financial measures to the most directly comparable financial measures calculated and presented in accordance with accounting principles generally accepted in the United States (“GAAP”) for historical periods.

About CorePoint

CorePoint Lodging Inc. (NYSE: CPLG) is the only pure-play publicly traded U.S. lodging REIT strategically focused on the ownership of midscale and upper-midscale select-service hotels.  CorePoint owns a geographically diverse portfolio in attractive locations primarily in or near employment centers, airports, and major travel thoroughfares. The portfolio consists of La Quinta branded hotels.  For more information, please visit CorePoint’s website at www.corepoint.com.

Contact:

Becky Roseberry
SVP – Finance and Investor Relations
214-501-5535
investorrelations@corepoint.com                                                                                                   

CorePoint Lodging Inc.
Consolidated Balance Sheets (Unaudited)
($ in millions, except per share amounts)

  September 30, 2020   December 31, 2019
Assets:      
Real estate      
Land $ 523       $ 604    
Buildings and improvements 1,853       2,162    
Furniture, fixtures, and other equipment 303       347    
Gross operating real estate 2,679       3,113    
Less accumulated depreciation (1,083 )     (1,216 )  
Net operating real estate 1,596       1,897    
Construction in progress 10       14    
Total real estate, net 1,606       1,911    
       
Right of use assets 16       21    
Cash and cash equivalents 180       101    
Accounts receivable 22       33    
Other assets 58       43    
Total Assets $ 1,882       $ 2,109    
       
Liabilities and Equity:      
       
Liabilities:      
Debt, net $ 867       $ 915    
Mandatorily redeemable preferred shares 15       15    
Accounts payable and accrued expenses 60       82    
Dividends payable       11    
Other liabilities 38       43    
Deferred tax liabilities 4       6    
Total Liabilities 984       1,072    
Commitments and contingencies      
Equity:      
Common stock, $0.01 par value per share; 1.0 billion shares authorized; 58.2 million and 57.2 million shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively 1       1    
Additional paid-in-capital 962       954    
Retained earnings (deficit) (67 )     80    
Noncontrolling interest 2       2    
Total Equity 898       1,037    
Total Liabilities and Equity $ 1,882       $ 2,109    

CorePoint Lodging Inc.
Consolidated Statements of Operations (Unaudited)
(in millions, except per share amounts)

  Three Months Ended September 30,   Nine Months Ended September 30,
  2020   2019   2020   2019
Revenues:              
Rooms $ 105       $ 210       $ 318       $ 629    
Other 2       5       7       13    
Total Revenues 107       215       325       642    
Operating Expenses:              
Rooms 52       99       171       294    
Other departmental and support 20       34       59       93    
Property tax, insurance and other 14       19       45       55    
Management and royalty fees 11       22       32       64    
Corporate general and administrative 7       9       21       31    
Depreciation and amortization 39       47       121       137    
Impairment loss             54       —     
Gain on sales of real estate (27 )     (14 )     (59 )     (16 )  
Gain on casualty (4 )     (1 )     (7 )     (5 )  
Total Operating Expenses 112       215       437       653    
Operating Loss (5 )     —        (112 )     (11 )  
Other Income (Expense):              
Interest expense (9 )     (17 )     (35 )     (53 )  
Other income, net 3       3             10    
Total Other Expenses (6 )     (14 )     (30 )     (43 )  
Loss before income taxes (11 )     (14 )     (142 )     (54 )  
Income tax benefit (expense) 3       2       6       (4 )  
Net loss $ (8 )     $ (12 )     $ (136 )     $ (58 )  
               
Weighted average common shares outstanding – basic and diluted 56.7       56.5       56.6       57.4    
               
Basic and diluted loss per share $ (0.14 )     $ (0.22 )     $ (2.40 )     $ (1.02 )  
               

RECONCILIATIONS

The tables below provide a reconciliation of Hotel Adjusted EBITDAre, Adjusted EBITDAre, EBITDAre and EBITDA to net income (loss), and a reconciliation of FFO and Adjusted FFO to net income (loss).  We believe this financial information provides meaningful supplemental information because it represents how management views the business and reviews our operating performance. It is also used by management when publicly providing the business outlook. See the definitions of “EBITDA,” “EBITDAre,” “Adjusted EBITDAre,” “Comparable Hotel Adjusted EBITDAre,” “FFO” and “Adjusted FFO,” for a further explanation of the use of these measures.

“EBITDA.” Earnings before interest, income taxes, depreciation and amortization (“EBITDA”) is a commonly used measure in many REIT and non-REIT related industries. We believe EBITDA is useful in evaluating our operating performance because it provides an indication of our ability to incur and service debt, to satisfy general operating expenses, and to make capital expenditures. We calculate EBITDA excluding discontinued operations.  EBITDA is intended to be a supplemental non-GAAP financial measure that is independent of a company’s capital structure.

“EBITDAre.”  We present EBITDAre in accordance with guidelines established by the National Association of Real Estate Investment Trusts (“Nareit”).  Nareit defines EBITDAre as EBITDA adjusted for gains or losses on the disposition of properties, impairments, and adjustments to reflect the entity’s share of EBITDAre of unconsolidated affiliates. We believe EBITDAre is a useful performance measure to help investors evaluate and compare the results of our operations from period to period. 

“Adjusted EBITDAre.”  Adjusted EBITDAre is calculated as EBITDAre adjusted for certain items, such as restructuring and separation transaction expenses, acquisition transaction expenses, stock-based compensation expense, severance expense, and other items not indicative of ongoing operating performance.

The Company believes that EBITDAre and Adjusted EBITDAre provide useful information to investors about it and its financial condition and results of operations for the following reasons: (i) EBITDAre and Adjusted EBITDAre are among the measures used by the Company’s management to evaluate its operating performance and make day-to-day operating decisions; and (ii) EBITDAre and Adjusted EBITDAre are frequently used by securities analysts, investors, lenders and other interested parties as a common performance measure to compare results or estimate valuations across companies in and apart from the Company’s industry sector.

EBITDA, EBITDAre and Adjusted EBITDAre are not recognized terms under GAAP, have limitations as analytical tools and should not be considered either in isolation or as a substitute for net income (loss), cash flow or other methods of analyzing the Company’s results as reported under GAAP. Some of these limitations are that these measures:

  • do not reflect changes in, or cash requirements for, the Company’s working capital needs;
  • do not reflect the Company’s interest expense, or the cash requirements necessary to service interest or principal payments, on its indebtedness;
  • do not reflect the Company’s tax expense or the cash requirements to pay its taxes;
  • do not reflect historical cash expenditures or future requirements for capital expenditures or contractual commitments;
  • EBITDAre and Adjusted EBITDAre do not include gains or losses on the disposition of properties which may be material to our operating performance and cash flow;
  • do not reflect the impact on earnings or changes resulting from matters that the Company considers not to be indicative of our future operations, including but not limited to discontinued operations, impairment, acquisition and disposition activities and restructuring expenses;
  • although depreciation, amortization and impairment are non-cash charges, the assets being depreciated, amortized or impaired will often have to be replaced, upgraded or repositioned in the future, and EBITDA, EBITDAre and Adjusted EBITDAre do not reflect any cash requirements for such replacements; and
  • other companies in the Company’s industry may calculate EBITDA, EBITDAre and Adjusted EBITDAre differently, limiting their usefulness as comparative measures.

Because of these limitations, EBITDA, EBITDAre and Adjusted EBITDAre should not be considered as a replacement to net income (loss) presented in accordance with GAAP, discretionary cash available to the Company to reinvest in the growth of its business or as measures of cash that will be available to the Company to meet its obligations.

“Comparable Hotel Adjusted EBITDAre” measures property-level results at the Company’s Comparable hotels before corporate-level expenses and is a key measure of a hotel’s profitability. The Company presents Hotel Adjusted EBITDAre to help the Company and its investors evaluate the ongoing operating performance of the Company’s properties.

“Comparable Hotel Adjusted EBITDAre margin” represents the ratio of Comparable Hotel Adjusted EBITDAre to total revenues.

Funds from operations (“FFO”) and “Adjusted FFO”. We present Nareit FFO attributable to common stockholders and Nareit FFO per diluted share (as defined below) as non-GAAP measures of our performance. We calculate funds from operations (“FFO”) attributable to common stockholders for a given operating period in accordance with standards established by Nareit, as net income or loss (calculated in accordance with GAAP), excluding depreciation and amortization related to real estate, gains or losses on sales of certain real estate assets, impairment write-downs of real estate assets, discontinued operations, income taxes related to sales of certain real estate assets, and the cumulative effect of changes in accounting principles, plus adjustments for unconsolidated joint ventures. Adjustments for unconsolidated joint ventures are calculated to reflect our pro rata share of the FFO of those entities on the same basis. Since real estate values historically have risen or fallen with market conditions, many industry investors have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. For these reasons, Nareit adopted the FFO metric in order to promote an industry wide measure of REIT operating performance. We believe Nareit FFO provides useful information to investors regarding our operating performance and can facilitate comparisons of operating performance between periods and between REITs. Our presentation may not be comparable to FFO reported by other REITs that do not define the terms in accordance with the current Nareit definition, or that interpret the current Nareit definition differently than we do. We calculate Nareit FFO per diluted share as our Nareit FFO divided by the number of fully diluted shares outstanding during a given operating period.

We also present Adjusted FFO attributable to common stockholders when evaluating our performance because we believe that the exclusion of certain additional items described below provides useful supplemental information to investors regarding our ongoing operating performance. Management historically has made the adjustments detailed below in evaluating our performance and in our annual budget process. We believe that the presentation of Adjusted FFO provides useful supplemental information that is beneficial to an investor’s complete understanding of our operating performance. We adjust Nareit FFO attributable to common stockholders for the following items, and refer to this measure as Adjusted FFO attributable to common stockholders: transaction expense associated with the potential disposition of or acquisition of real estate or businesses; severance expense; share-based compensation expense; litigation gains and losses outside the ordinary course of business; amortization of deferred financing costs; reorganization costs and separation transaction expenses; loss on early extinguishment of debt; straight-line ground lease expense; casualty losses; deferred tax expense; and other items that we believe are not representative of our current or future operating performance.

Nareit FFO attributable to common stockholders and Adjusted FFO attributable to common stockholders have limitations as analytical tools and should not be considered either in isolation or as a substitute for net income (loss), cash flow or other methods of analyzing our results as reported under GAAP. Nareit FFO is not an indication of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to fund dividends.  Nareit FFO is also not a useful measure in evaluating net asset value because impairments are taken into account in determining net asset value but not in determining Nareit FFO.  Investors are cautioned that we may not recover any impairment charges in the future.  Accordingly, Nareit FFO should be reviewed in connection with GAAP measurements.  We believe our presentation of Nareit FFO is in accordance with the Nareit definition; however, our Nareit FFO may not be comparable to amounts calculated by other REITs.

ADJUSTED EBITDAre NON-GAAP RECONCILIATION
(unaudited, in millions)

  Three Months Ended September 30,   Nine Months Ended September 30,
  2020   2019   2020   2019
Net loss $ (8 )     $ (12 )     $ (136 )     $ (58 )  
Interest expense 9       17       35       53    
Income tax (benefit) expense (3 )     (2 )     (6 )     4    
Depreciation and amortization 39       47       121       137    
EBITDA 37       50       14       136    
Impairment loss             54          
Gain on sales of real estate (27 )     (14 )     (59 )     (16 )  
Gain on casualty (4 )     (1 )     (7 )     (5 )  
EBITDAre 6       35       2       115    
Equity-based compensation expense 3       2       8       6    
Severance expense, including related equity-based compensation expense                   6    
Spin-off and reorganization expenses       2             4    
Income from terminated hotel sale contracts (1 )           (1 )        
Other, net       (1 )     1       (4 )  
Adjusted EBITDAre $ 8       $ 38       $ 10       $ 127    

Additional information:

  • Other, net represents income and expenses that are not representative of our current or future operating performance.  For the three and nine months ended September 30, 2020, other, net includes $2 million and $4 million of business interruption insurance proceeds, respectively.  For the three and nine months ended September 30, 2019, other, net includes business interruption insurance proceeds of $3 million and $10 million, respectively. 
  • For the three months ended September 30, 2020, we sold 20 properties for a gross sales price of approximately $97 million.  The resulting gain was $27 million. For the nine months ended September 30, 2020, we sold 50 properties for a gross sales price of approximately $226 million. The resulting gain was $59 million. For the three months ended September 30, 2019, we sold 18 hotels for gross proceeds of $70 million. The resulting gain was $14 million. For the nine months ended September 30, 2019, we sold 24 hotels for gross proceeds of $94 million. The resulting gain was $16 million. The GAAP reported gain on sales for all periods, which are included in net loss, have been excluded in the calculations of EBITDAre and Adjusted EBITDAre.

HOTEL ADJUSTED EBITDA AND TOTAL REVENUES
NON-GAAP RECONCILIATION
(unaudited, in millions)

  Three Months Ended September 30, 2020   Three Months Ended September 30, 2019   Nine Months Ended September 30, 2020   Nine Months Ended September 30, 2019
Adjusted EBITDAre $ 8     $ 38       $ 10     $ 127    
Corporate general and administrative expenses (1) 4     5       12     15    
Hotel Adjusted EBITDAre 12     43       22     142    
Impact of non-comparable hotels(2)     (5 )     3     (14 )  
Comparable Hotel Adjusted EBITDAre(3) $ 12     $ 38       $ 25     $ 128    

  Three Months Ended September 30, 2020   Three Months Ended September 30, 2019   Nine Months Ended September 30, 2020   Nine Months Ended September 30, 2019
Total Revenues $ 107       $ 215       $ 325       $ 642    
Impact of non-comparable hotels(2) (9 )     (46 )     (32 )     (134 )  
Comparable Hotel Revenues(3) $ 98       $ 169       $ 293       $ 508    

____________________

(1) Includes adjustments to exclude the effects of corporate general and administrative costs.
(2) Includes the impact of hotels sold and the 7 properties with casualty related displacements that are excluded from the Comparable Hotels.
(3) Comparable Hotels includes 213 hotels of the total 220 hotels owned as of September 30, 2020.

ADJUSTED FFO NON-GAAP RECONCILIATION
(unaudited, in millions)

  Three Months Ended September 30,   Nine Months Ended September 30,
  2020   2019   2020   2019
Net loss $ (8 )     $ (12 )     $ (136 )     $ (58 )  
Depreciation and amortization 39       47       121       137    
Impairment loss             54          
Gain on sales of real estate (27 )     (14 )     (59 )     (16 )  
Gain on casualty (4 )     (1 )     (7 )     (5 )  
Nareit defined FFO attributable to common stockholders       20       (27 )     58    
Equity-based compensation expense 3       2       8       6    
Non-cash income tax expense (benefit) (3 )     1       (2 )        
Severance expense, including related equity-based compensation expense                   6    
Amortization expense of deferred financing costs 1       4       7       11    
Spin-Off and reorganization expenses       2             4    
Income from terminated hotel sale contracts (1 )           (1 )        
Other, net       (1 )     1       (4 )  
Adjusted FFO attributable to common stockholders $       $ 28       $ (14 )     $ 81    
               
Weighted average number of shares outstanding, diluted 56.7       57.5       56.6       58.4    
Adjusted funds from operations per share, diluted $       $ 0.49       $ (0.25 )     $ 1.39    

____________________

Additional information:

  • Other, net represents income and expenses that are not representative of our current or future operating performance.  For the three and nine months ended September 30, 2020, other, net includes $2 million and $4 million of business interruption insurance proceeds, respectively.  For the three and nine months ended September 30, 2019, other, net includes business interruption insurance proceeds of $3 million and $10 million, respectively. 
  • For the three months ended September 30, 2020, we sold 20 properties for a gross sales price of approximately $97 million.  The resulting gain was $27 million. For the nine months ended September 30, 2020, we sold 50 properties for a gross sales price of approximately $226 million. The resulting gain was $59 million. For the three months ended September 30, 2019, we sold 18 hotels for gross proceeds of $70 million. The resulting gain was $14 million. For the nine months ended September 30, 2019, we sold 24 hotels for gross proceeds of $94 million. The resulting gain was $16 million. The GAAP reported gain on sales for all periods, which are included in net loss, have been excluded in the calculations of Nareit defined FFO attributable to common stockholders and Adjusted FFO attributable to common stockholders.
  • Weighted average number of shares outstanding, diluted presented above may differ from weighted average number of shares outstanding, diluted presented for GAAP purposes when there is a net loss and all potentially dilutive securities are anti-dilutive. There are no dilutive securities for purposes of calculating net loss or negative FFO.

CERTAIN DEFINED TERMS

Average daily rate (“ADR”) represents hotel room revenues divided by total number of rooms rented in a given period. ADR measures the average room price attained by a hotel or group of hotels, and ADR trends provide useful information concerning pricing policies and the nature of the guest base of a hotel or group of hotels. Changes in room rates have an impact on overall revenues and profitability.

“Occupancy” represents the total number of rooms rented in a given period divided by the total number of rooms available at a hotel or group of hotels. Occupancy measures the utilization of our hotels’ available capacity, which may be affected from time to time by our repositioning, property casualties and other activities. Management uses occupancy to gauge demand at a specific hotel or group of hotels in a given period. Occupancy levels also help us determine achievable ADR levels as demand for hotel rooms increases or decreases.

Revenue per available room (“RevPAR”) is defined as the product of the ADR charged and the average daily occupancy achieved. RevPAR does not include bad debt expense or other ancillary, non-room revenues, such as food and beverage revenues or parking, telephone or other guest service revenues generated by a hotel, which are not significant for us.

RevPAR changes that are driven predominately by occupancy have different implications for overall revenue levels and incremental hotel operating profit than changes driven predominately by ADR. For example, increases in occupancy at a hotel would lead to increases in room and other revenues, as well as incremental operating costs (including, but not limited to, housekeeping services, utilities and room amenity costs). RevPAR increases due to higher ADR, however, would generally not result in additional operating costs, with the exception of those charged or incurred as a percentage of revenue, such as management and royalty fees, credit card fees and commissions. As a result, changes in RevPAR driven by increases or decreases in ADR generally have a greater effect on operating profitability at our hotels than changes in RevPAR driven by occupancy levels. Due to seasonality in our business, we review RevPAR by comparing current periods to budget and period-over-period.

“RevPAR Index” measures a hotel’s fair market share of its competitive set’s revenue per available room.

“Comparable Hotels” are defined as hotels that were active and operating in our system for at least one full calendar year as of the end of the applicable reporting period and were active and operating as of January 1st of the previous year.  Comparable Hotels exclude: (i) hotels that sustained substantial property damage or other business interruption; (ii) hotels that are sold or classified as held for sale; or (iii) hotels in which comparable results are otherwise not available. Management uses Comparable Hotels as the basis upon which to evaluate ADR, occupancy, and RevPAR. Management calculates comparable ADR, Occupancy, and RevPAR using the same set of Comparable Hotels as defined above. Further, we report variances in comparable ADR, occupancy, and RevPAR between periods for the set of Comparable Hotels existing at the reporting date versus the results of the same set of hotels in the prior period. When considering business interruption in the context of our definition of Comparable Hotels, any hotel that had completely or partially suspended operations on a temporary basis at any point during the three and nine months ended September 30, 2020 as a result of the COVID-19 pandemic, was considered to be part of the definition of Comparable Hotels. Despite these temporary suspensions of hotel operations, we believe that including these hotels within ADR, Occupancy and RevPAR, reflects the underlying results of our business for the three and nine months ended September 30, 2020.

HOTEL COUNT RECONCILIATION

  Hotel Count
As of December 31, 2018 315
Hotels sold (44)
As of December 31, 2019 271
Hotels sold (23)
As of March 31, 2020 248
Hotels sold (7)
Other (1) (1)
As of June 30, 2020 240
Hotels sold (2) (20)
As of September 30, 2020 (3) 220
Hotels sold subsequent to quarter end (4) (1)
As of November 5, 2020 219
   
Total hotels sold 95

_____________

(1) In the second quarter of 2020, the Company permanently disposed of one hotel, 140 rooms, that was subject to a ground lease
(2) The Company sold 20  hotels in the third quarter of 2020, totaling 2,411 rooms.  Of these properties sold, one was located in each of the following locations: Omaha, Nebraska; Savannah, Georgia; Clive, Iowa; Indianapolis, Indiana; Lexington, Kentucky; Southgate, Michigan; Costa Mesa, California; Sacramento, California; Huntsville, Alabama; Corpus Christi, Texas; Meridian Mississippi; Laredo, Texas; Perrysburg, Ohio; Sheboygan, Wisconsin; San Antonio, Texas; Deerfield Beach, Florida; San Marcos, Texas; Willowbrook, Illinois; Birmingham, Alabama; and Moline, Illinois 
(3) Includes the 7 properties with casualty related displacements that are excluded from the Comparable Hotels as of September 30, 2020
(4) From September 30, 2020 through today, the Company sold one hotel with 130 rooms located in Reno, Nevada.