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Chesapeake Lodging Trust Reports Second Quarter Results

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Chesapeake Lodging Trust (NYSE:CHSP), a lodging real estate investment
trust (REIT), reported today its financial results for the quarter ended
June 30, 2018.

HIGHLIGHTS

  • Comparable RevPAR: 4.7%
    increase for the 21-hotel portfolio over the same period in 2017.
  • Comparable Adjusted Hotel EBITDAre
    Margin
    : 110 basis point increase to 36.3% for the
    21-hotel portfolio over the same period in 2017.
  • Adjusted Hotel EBITDAre:
    $59.2 million.
  • Adjusted Corporate EBITDAre:
    $54.5 million.
  • Net income available to common shareholders:
    $23.8 million or $0.40 per diluted common share.
  • Adjusted FFO: $42.9 million
    or $0.72 per diluted common share.
  • Financing: Amended its
    revolving credit facility by extending its initial term and reducing
    cost of borrowings.
  • Disposition: Subsequent to
    quarter end, sold the 200-room Hyatt Centric Santa Barbara for a sale
    price of $90.0 million.

"We are pleased with our results for the second quarter, which exceeded
the high end of our provided outlook for both RevPAR growth and margin
improvement. We saw encouraging levels of demand at our hotels from
corporate transient customers, whom our portfolio is most focused on
serving, which led to an increase in RevPAR of 4.7% during the quarter.
Despite increasing wage and cost pressures, our hotel managers and our
asset management team again did an outstanding job managing and
controlling expenses during the quarter, leading to a 110 basis point
increase in our comparable hotel EBITDAre margin to 36.3%," said
James L. Francis, Chesapeake Lodging Trust's President and Chief
Executive Officer.

Mr. Francis continued, "Subsequent to quarter end, we took advantage of
the strong pricing seen in the hotel transaction market by selling the
Hyatt Centric Santa Barbara for a sale price of $90.0 million, or
approximately $450,000 per key. The $90.0 million sale price represents
a 5.0% trailing twelve month NOI cap rate, after factoring in a required
2019 renovation estimated at $6.0 million, and produced a 15.3%
unlevered IRR over our ownership period. The sale of the hotel further
strengthens our balance sheet and provides investment capacity to
reallocate capital in a core market on an opportunistic basis."

CONSOLIDATED FINANCIAL RESULTS

The following is a summary of the consolidated financial results for the
three and six months ended June 30, 2018 and 2017 (in millions, except
share and per share amounts):

           
Three Months Ended June 30, Six Months Ended June 30,
2018       2017 2018       2017
Total revenue $ 163.3 $ 162.5 $ 298.3 $ 297.3
 
Net income available to common shareholders $ 23.8 $ 19.2 $ 30.4 $ 24.8
Net income per diluted common share $ 0.40 $ 0.32 $ 0.50 $ 0.42
 
Adjusted Hotel EBITDAre(1) $ 59.2 $ 57.0 $ 96.9 $ 92.9
 
Adjusted Corporate EBITDAre(1) $ 54.5 $ 52.3 $ 86.8 $ 83.4
 
AFFO available to common shareholders(1) $ 42.9 $ 38.2 $ 68.5 $ 62.4
AFFO per diluted common share $ 0.72 $ 0.65 $ 1.15 $ 1.06
 
Weighted-average number of diluted common shares outstanding 59,793,063 59,033,952 59,760,765 59,014,876
_____________
(1)   See the discussion included in this press release for information
regarding this non-GAAP financial measure.
 

HOTEL OPERATING RESULTS

The Trust uses the term "comparable" to refer to metrics that include
only those hotels owned for the entirety of the two periods being
compared. As of June 30, 2018, the Trust owned 21 hotels. Since The
Hotel Minneapolis, Autograph Collection was sold on November 8, 2017, it
has been excluded from the comparable hotel portfolio metrics for the
three and six months ended June 30, 2017. Included in the following
table are comparisons of the key operating metrics for the comparable
21-hotel portfolio for the three and six months ended June 30, 2018 and
2017 (in thousands, except for ADR and RevPAR):

           
Three Months Ended June 30, Six Months Ended June 30,
2018       2017       Change 2018       2017       Change
Comparable Occupancy 88.9 % 86.8 % 210 bps 84.9 % 81.7 % 320 bps
Comparable ADR $ 239.57 $ 234.09 2.3% $ 227.01 $ 226.39 0.3%
Comparable RevPAR $ 212.89 $ 203.27 4.7% $ 192.83 $ 185.08 4.2%
Comparable Adjusted Hotel EBITDAre(1) $ 59,200 $ 56,066 5.6% $ 96,864 $ 91,810 5.5%
Comparable Adjusted Hotel EBITDAre Margin(1) 36.3 % 35.2 % 110 bps 32.5 % 31.5 % 100 bps
_____________
(1)   See the discussion included in this press release for information
regarding this non-GAAP financial measure.
 

FINANCING ACTIVITY

On May 31, 2018, the Trust amended and restated its credit agreement by
extending the initial term and lowering the interest rate spread over
LIBOR charged on outstanding borrowings under its revolving credit
facility. The amended credit agreement continues to provide for a
maximum amount the Trust may borrow under the revolving credit facility
of $300.0 million and also provides for the possibility of further
future increases, up to a maximum of $450.0 million, in accordance with
the terms of the amended credit agreement. The actual amount that the
Trust can borrow under the revolving credit facility continues to be
based on the value of the Trust's hotels included in the borrowing base,
as defined in the amended credit agreement. The interest rate spread
over LIBOR for borrowings under the revolving credit facility was
reduced to LIBOR, plus 1.45% - 2.20% (the spread over LIBOR based on the
Trust's consolidated leverage ratio). The initial term of the amended
credit agreement will now expire in May 2022, but the term may be
extended for one year subject to satisfaction of certain customary
conditions. The amended credit agreement contains the same financial
covenants as those in effect prior to the amendment.

DISPOSITION ACTIVITY

On July 26, 2018, the Trust sold the 200-room Hyatt Centric Santa
Barbara located in Santa Barbara, California for a sale price of $90.0
million. The Trust acquired the Hyatt Centric Santa Barbara in June 2013
for $61.0 million, or approximately $305,000 per key. In April 2016, the
Trust sold a separate five-room villa building and related land parcel
at the Hyatt Centric Santa Barbara for $2.1 million to an unrelated
buyer. The $90.0 million sale price, or approximately $450,000 per key,
represents a 5.4% trailing twelve month NOI cap rate (after factoring in
a required 2019 renovation estimated at $6.0 million, the sale price
represents a 5.0% NOI cap rate) and produced a 15.3% unleveraged
internal rate of return for the Trust over its ownership period. The net
proceeds from the sale of the Hyatt Centric Santa Barbara were used to
repay all outstanding borrowings under the Trust's revolving credit
facility.

DIVIDEND

On April 13, 2018, the Trust paid a dividend in the amount of $0.40 per
share to its common shareholders of record as of March 29, 2018. On June
12, 2018, the Trust declared a dividend in the amount of $0.40 per share
payable to its common shareholders of record as of June 29, 2018. The
dividend was paid on July 13, 2018.

2018 OUTLOOK

The Trust is updating its previously provided 2018 outlook to
incorporate its second quarter results, recent operating trends and
fundamentals, and the sale of the Hyatt Centric Santa Barbara. The
outlook assumes no future acquisitions, dispositions, or financing
transactions (in millions, except RevPAR and per share amounts):

     

Third Quarter 2018

Outlook
Low       High
CONSOLIDATED:
 
Net income available to common shareholders $ 52.5 $ 54.5
Net income per diluted common share $ 0.88 $ 0.91
 
Adjusted Corporate EBITDAre $ 47.7 $ 49.9
 
AFFO available to common shareholders $ 37.9 $ 39.9
AFFO per diluted common share $ 0.63 $ 0.67
 
Corporate cash general and administrative expense $ 2.6 $ 2.8
Corporate non-cash general and administrative expense $ 1.9 $ 1.9
 
Weighted-average number of diluted common shares outstanding 59.8 59.8
 
20-HOTEL PORTFOLIO(1):
 
Comparable RevPAR $ 206.00 $ 210.00
Comparable RevPAR change as compared to 2017 3.0 % 5.0 %
Comparable Adjusted Hotel EBITDAre $ 51.6 $ 53.8
Comparable Adjusted Hotel EBITDAre Margin 33.7 % 34.5 %
Comparable Adjusted Hotel EBITDAre Margin change as compared
to 2017
50 bps 125 bps
_____________
(1)  

Since the Hyatt Centric Santa Barbara was sold on July 26, 2018,
it has been excluded in the updated outlook for the hotel
portfolio metrics for third quarter 2018.

 
           

Full Year 2018

Updated Outlook Previous Outlook
Low       High Low       High
CONSOLIDATED:
 
Net income available to common shareholders $ 94.6 $ 99.3 $ 62.9 $ 69.4
Net income per diluted common share $ 1.59 $ 1.67 $ 1.06 $ 1.17
 
Adjusted Corporate EBITDAre $ 173.1 $ 178.5 $ 175.5 $ 183.0
 
AFFO available to common shareholders $ 136.9 $ 141.6 $ 138.1 $ 144.6
AFFO per diluted common share $ 2.29 $ 2.37 $ 2.33 $ 2.43
 
Corporate cash general and administrative expense $ 11.3 $ 12.1 $ 10.8 $ 11.8
Corporate non-cash general and administrative expense $ 7.6 $ 7.6 $ 7.6 $ 7.6
 
Weighted-average number of diluted common shares outstanding 59.7 59.7 59.4 59.4
 
20-HOTEL PORTFOLIO(1):
 
Comparable RevPAR $ 193.00 $ 197.00
Comparable RevPAR change as compared to 2017 3.0 % 5.0 %
Comparable Adjusted Hotel EBITDAre $ 189.0 $ 195.0
Comparable Adjusted Hotel EBITDAre Margin 32.5 % 32.9 %
Comparable Adjusted Hotel EBITDAre Margin change as compared
to 2017
90 bps 130 bps
_____________
(1)   Since the Hyatt Centric Santa Barbara was sold on July 26, 2018, it
has been excluded in the updated outlook for the hotel portfolio
metrics for full year 2018.
 

NON-GAAP FINANCIAL MEASURES

The Trust reports the following seven non-GAAP financial measures
(within the meaning of the rules of the Securities and Exchange
Commission) that it believes are useful to investors as key measures of
its operating performance: (1) EBITDAre, (2) Adjusted Corporate
EBITDAre, (3) Adjusted Hotel EBITDAre, (4) Adjusted
Hotel EBITDAre Margin, (5) FFO, (6) FFO available to common
shareholders and (7) AFFO available to common shareholders. Effective
January 1, 2018, the Trust began reporting EBITDAre in accordance
with standards established by the National Association of Real Estate
Investment Trusts ("NAREIT"). Adjusted Corporate EBITDAre,
Adjusted Hotel EBITDAre, and Adjusted Hotel EBITDAre
Margin are equivalent to the Trust's previously reported Adjusted
Corporate EBITDA, Adjusted Hotel EBITDA, and Adjusted Hotel EBITDA
Margin measures, respectively. Reconciliations of all non-GAAP financial
measures to the most comparable GAAP measure are included in the
accompanying financial tables.

EBITDAre — The Trust calculates EBITDAre in accordance
with standards established by NAREIT, which defines EBITDAre as
net income (calculated in accordance with GAAP) before interest, income
taxes, depreciation and amortization, gains (losses) from sales of real
estate, impairment charges of depreciated real estate, and adjustments
for unconsolidated partnerships and joint ventures. The Trust believes
that EBITDAre provides investors a useful financial measure to
evaluate the Trust's operating performance, excluding the impact of the
Trust's capital structure (primarily interest expense) and the Trust's
asset base (primarily depreciation and amortization).

Adjusted Corporate EBITDAre — The Trust further adjusts EBITDAre
for certain additional recurring and non-recurring items that are not in
NAREIT's definition of EBITDAre. Specifically, the Trust adjusts
for hotel acquisition costs and non-cash amortization of intangible
assets and liabilities, deferred franchise costs, and deferred key
money, all of which are recurring items. The Trust believes that
Adjusted Corporate EBITDAre provides investors another financial
measure of its operating performance that provides for greater
comparability of its core operating results between periods.

Adjusted Hotel EBITDAre — The Trust further adjusts Adjusted
Corporate EBITDAre for corporate general and administrative
expenses, which is a recurring item. The Trust believes that Adjusted
Hotel EBITDAre provides investors a useful financial measure to
evaluate the Trust's hotel operating performance by excluding the impact
of corporate-level expenses.

Adjusted Hotel EBITDAre Margin — Adjusted Hotel EBITDAre
Margin is defined as Adjusted Hotel EBITDAre as a percentage of
total revenues. The Trust believes that Adjusted Hotel EBITDAre
Margin provides investors another useful financial measure to evaluate
the Trust's hotel operating performance.

FFO — The Trust calculates FFO in accordance with standards established
by NAREIT, which defines FFO as net income (calculated in accordance
with GAAP), excluding depreciation and amortization, gains (losses) from
sales of real estate, impairment charges of depreciated real estate,
adjustments for unconsolidated partnerships and joint ventures, and the
cumulative effect of changes in accounting principles. Historical cost
accounting for real estate assets implicitly assumes that the value of
real estate assets diminishes predictably over time. Since real estate
values instead have historically risen or fallen with market conditions,
most industry investors consider presentations of operating results for
real estate companies that use historical cost accounting to be
insufficient by themselves. By excluding the effect of depreciation and
amortization and gains (losses) from sales of real estate, both of which
are based on historical cost accounting and which may be of lesser
significance in evaluating current performance, the Trust believes that
FFO provides investors a useful financial measure to evaluate the
Trust's operating performance.

FFO available to common shareholders — The Trust reduces FFO for
preferred share dividends, write-off of issuance costs of redeemed
preferred shares, and dividends declared on and earnings allocated to
unvested time-based awards (consistent with adjustments required by GAAP
in reporting net income available to common shareholders and related per
share amounts). FFO available to common shareholders provides investors
another financial measure to evaluate the Trust's operating performance
after taking into account the interests of holders of the Trust's
preferred shares and unvested time-based awards.

AFFO available to common shareholders — The Trust further adjusts FFO
available to common shareholders for certain additional recurring and
non-recurring items that are not in NAREIT's definition of FFO.
Specifically, the Trust adjusts for hotel acquisition costs and non-cash
amortization of intangible assets and liabilities, deferred franchise
costs, and deferred key money, all of which are recurring items. The
Trust believes that AFFO available to common shareholders provides
investors another financial measure of its operating performance that
provides for greater comparability of its core operating results between
periods.

CONFERENCE CALL

The Trust will host a conference call on Friday, July 27, 2018 at 11:00
a.m. Eastern Time to discuss its financial results. Interested
individuals are invited to listen to the call by dialing (877) 683-0303
(U.S./Canadian callers) or (706) 643-5037 (International callers). The
conference call ID is 3040597. A simultaneous webcast of the call will
be available on the Trust's website at www.chesapeakelodgingtrust.com.
It is recommended that participants call or log on 10 minutes ahead of
the scheduled start time to ensure proper connection.

A replay of the conference call will be available two hours after the
live call until midnight on August 3, 2018. To access the replay, dial
(855) 859-2056 (U.S./Canadian callers) or (404) 537-3406 (International
callers). The conference call ID is 3040597. A webcast replay and
transcript of the conference call will be archived and available on the
Trust's website for 12 months.

ABOUT CHESAPEAKE LODGING TRUST

Chesapeake Lodging Trust is a self-advised lodging real estate
investment trust (REIT) focused on investments primarily in
upper-upscale hotels in major business and convention markets and, on a
selective basis, premium select-service hotels in urban settings or
unique locations in the United States. The Trust owns 20 hotels with an
aggregate of 6,279 rooms in eight states and the District of Columbia.
Additional information can be found on the Trust's website at www.chesapeakelodgingtrust.com.

Note: This press release contains forward-looking statements within
the meaning of federal securities regulations. These forward-looking
statements are identified by their use of terms and phrases such as
"anticipate," "believe," "could," "estimate," "expect," "intend," "may,"
"should," "plan," "predict," "project," "will," "continue" and other
similar terms and phrases, including references to assumptions and
forecasts, such as the Trust's third quarter and full year 2018 outlook.
Forward-looking statements are not guarantees of future performance and
involve known and unknown risks, uncertainties and other factors which
may cause the actual results to differ materially from those anticipated
at the time the forward-looking statements are made. These risks
include, but are not limited to: U.S. economic conditions generally and
the real estate market and the lodging industry specifically; management
and performance of the Trust's hotels; supply and demand for hotel rooms
in the Trust's markets; the Trust's competition; the Trust's ability to
continue to satisfy complex rules in order for it to remain a REIT for
federal income tax purposes; the effects of any acquisitions,
dispositions or financing transactions the Trust may undertake; and
other risks and uncertainties associated with the Trust's business
described in its filings with the SEC. Although the Trust believes the
expectations reflected in such forward-looking statements are based upon
reasonable assumptions, it can give no assurance that the expectations
will be attained or that any deviation will not be material. All
information in this release is as of July 27, 2018, and the Trust
undertakes no obligation to update any forward-looking statement to
conform the statement to actual results or changes in the Trust's
expectations, except as required by law.

           
CHESAPEAKE LODGING TRUST
CONSOLIDATED BALANCE SHEETS
(in thousands, except share data)
 
June 30, 2018 December 31, 2017
(unaudited)
 
ASSETS
Property and equipment, net $ 1,746,751 $ 1,823,217
Intangible assets, net 34,967 35,256
Cash and cash equivalents 40,604 44,314
Restricted cash 28,844 30,602
Accounts receivable, net 33,300 20,769
Prepaid expenses and other assets 27,805 21,202
Assets held for sale 57,577    
Total assets $ 1,969,848   $ 1,975,360  
 
LIABILITIES AND SHAREHOLDERS' EQUITY
Long-term debt $ 832,285 $ 829,552
Accounts payable and accrued expenses 67,238 65,783
Other liabilities 31,331 31,597
Liabilities related to assets held for sale 1,138    
Total liabilities 931,992   926,932  
 
Commitments and contingencies
 
Preferred shares, $.01 par value; 100,000,000 shares

authorized; no shares issued and outstanding, respectively

Common shares, $.01 par value; 400,000,000 shares authorized;

60,396,063 and 59,941,088 shares issued and outstanding,
respectively

604 599
Additional paid-in capital 1,192,883 1,190,250
Cumulative dividends in excess of net income (162,685 ) (144,734 )
Accumulated other comprehensive income 7,054   2,313  
Total shareholders' equity 1,037,856   1,048,428  
Total liabilities and shareholders' equity $ 1,969,848   $ 1,975,360  
 
 
SUPPLEMENTAL CREDIT INFORMATION:
Fixed charge coverage ratio(1) 3.24 3.00
Leverage ratio(1) 37.2 % 39.2 %
______________
(1)   Calculated as defined under the Trust's revolving credit facility.
 
           
CHESAPEAKE LODGING TRUST
CONSOLIDATED STATEMENTS OF OPERATIONS
(in thousands, except share and per share data)
(unaudited)
 
Three Months Ended June 30, Six Months Ended June 30,
2018       2017 2018       2017
REVENUE
Rooms $ 125,517 $ 122,268 $ 226,130 $ 221,169
Food and beverage 30,561 33,136 58,194 62,448
Other 7,207   7,057   13,986   13,718  
Total revenue 163,285   162,461   298,310   297,335  
 
EXPENSES
Hotel operating expenses:
Rooms 27,472 27,368 52,758 52,690
Food and beverage 21,790 23,149 42,849 45,388
Other direct 1,204 1,300 2,352 2,656
Indirect 53,544   53,532   103,337   103,347  
Total hotel operating expenses 104,010 105,349 201,296 204,081
Depreciation and amortization 19,105 19,096 38,313 37,883
Air rights contract amortization 130 130 260 260
Corporate general and administrative 4,725   4,647   10,103   9,582  
Total operating expenses 127,970   129,222   249,972   251,806  
 
Operating income 35,315 33,239 48,338 45,529
 
Interest income 38 38
Interest expense (8,914 ) (8,171 ) (17,758 ) (15,969 )
 
Income before income taxes 26,439 25,068 30,618 29,560
 
Income tax benefit (expense) (2,629 ) (3,407 ) (259 ) 120  
 
Net income 23,810 21,661 30,359 29,680
 
Preferred share dividends   (2,422 )   (4,844 )
Net income available to common shareholders $ 23,810   $ 19,239   $ 30,359   $ 24,836  
 
Net income per common share:
Basic $ 0.40 $ 0.32 $ 0.51 $ 0.42
Diluted $ 0.40 $ 0.32 $ 0.50 $ 0.42
 
Weighted-average number of common shares outstanding:
Basic 59,133,648 59,033,952 59,126,894 59,014,876
Diluted 59,793,063 59,033,952 59,760,765 59,014,876
 
     
CHESAPEAKE LODGING TRUST
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
(unaudited)
 
Six Months Ended June 30,
2018       2017
 
Cash flows from operating activities:
Net income $ 30,359 $ 29,680
Adjustments to reconcile net income to net cash provided by
operating activities:
Depreciation and amortization 38,313 37,883
Air rights contract amortization 260 260
Deferred financing costs amortization 834 815
Share-based compensation 3,784 3,846
Other (150 ) (310 )
Changes in assets and liabilities:
Accounts receivable, net (13,293 ) (5,854 )
Prepaid expenses and other assets (2,236 ) (4,177 )
Accounts payable and accrued expenses 2,423 975
Other liabilities (96 ) 169  
Net cash provided by operating activities 60,198   63,287  
 
Cash flows from investing activities:
Improvements and additions to hotels (18,906 ) (28,941 )
Net cash used in investing activities (18,906 ) (28,941 )
 
Cash flows from financing activities:
Borrowings under revolving credit facility 40,000 175,000
Repayments under revolving credit facility (30,000 ) (235,000 )
Proceeds from issuance of unsecured term loan 225,000
Scheduled principal payments on mortgage debt (6,545 ) (131,282 )
Payment of deferred financing costs (1,556 ) (1,749 )
Payment of dividends to common shareholders (47,513 ) (48,427 )
Payment of dividends to preferred shareholders (4,844 )
Repurchase of common shares (1,146 ) (1,065 )
Net cash used in financing activities (46,760 ) (22,367 )
Net increase (decrease) in cash, cash equivalents, and restricted
cash
(5,468 ) 11,979
Cash, cash equivalents, and restricted cash, beginning of period 74,916   79,188  
Cash, cash equivalents, and restricted cash, end of period $ 69,448   $ 91,167  
 
 

CHESAPEAKE LODGING TRUST

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

(in thousands, except per share data)

(unaudited)

 

The following table reconciles net income to EBITDAre, Adjusted
Corporate EBITDAre, Adjusted Hotel EBITDAre, and
Adjusted Hotel EBITDAre Margin for the three and six months ended
June 30, 2018 and 2017:

           
Three Months Ended June 30, Six Months Ended June 30,
2018       2017 2018       2017
Net income $ 23,810 $ 21,661 $ 30,359 $ 29,680
Add: Interest expense 8,914 8,171 17,758 15,969
Income tax expense (benefit) 2,629 3,407 259 (120 )
Depreciation and amortization 19,105 19,096 38,313 37,883
Less: Interest income (38 )   (38 )  
EBITDAre 54,420 52,335 86,651 83,412
Add: Non-cash amortization(1) 55   (25 ) 110   (50 )
Adjusted Corporate EBITDAre 54,475 52,310 86,761 83,362
Add: Corporate general and administrative 4,725   4,647   10,103   9,582  
Adjusted Hotel EBITDAre 59,200 56,957 96,864 92,944
Less: Adjusted Hotel EBITDAre of hotel sold(2)   (891 )   (1,134 )
Comparable Adjusted Hotel EBITDAre $ 59,200   $ 56,066   $ 96,864   $ 91,810  
 
Total revenue $ 163,285 $ 162,461 $ 298,310 $ 297,335
Less: Total revenue of hotel sold(2)   (3,135 )   (5,524 )
Comparable total revenue $ 163,285   $ 159,326   $ 298,310   $ 291,811  
 
Comparable Adjusted Hotel EBITDAre Margin 36.3 % 35.2 % 32.5 % 31.5 %
_____________

(1)

  Reflects non-cash amortization of ground lease asset, deferred
franchise costs, deferred key money, unfavorable contract liability,
and air rights contract.
(2) Reflects results of operations for The Hotel Minneapolis, Autograph
Collection, which was sold on November 8, 2017.
 

The following table reconciles net income to FFO, FFO available to
common shareholders, and AFFO available to common shareholders for the
three and six months ended June 30, 2018 and 2017:

           
Three Months Ended June 30, Six Months Ended June 30,
2018       2017 2018       2017
Net income $ 23,810 $ 21,661 $ 30,359 $ 29,680
Add: Depreciation and amortization 19,105   19,096   38,313   37,883  
FFO 42,915 40,757 68,672 67,563
Less: Preferred share dividends (2,422 ) (4,844 )
Dividends declared on unvested time-based awards (119 ) (123 ) (240 ) (247 )
Undistributed earnings allocated to unvested time-based awards        
FFO available to common shareholders 42,796 38,212 68,432 62,472
Add: Non-cash amortization(1) 55   (25 ) 110   (50 )
AFFO available to common shareholders $ 42,851   $ 38,187   $ 68,542   $ 62,422  
 
FFO per common share:
Basic $ 0.72 $ 0.65 $ 1.16 $ 1.06
Diluted $ 0.72 $ 0.65 $ 1.15 $ 1.06
 
AFFO per common share:
Basic $ 0.72 $ 0.65 $ 1.16 $ 1.06
Diluted $ 0.72 $ 0.65 $ 1.15 $ 1.06
_____________
(1)   Reflects non-cash amortization of ground lease asset, deferred
franchise costs, deferred key money, unfavorable contract liability,
and air rights contract.
 

The following table reconciles forecasted net income to EBITDAre,
Adjusted Corporate EBITDAre, Adjusted Hotel EBITDAre, and
Adjusted Hotel EBITDAre Margin for the three months ending
September 30, 2018 and year ending December 31, 2018:

           

Three Months Ending
September 30, 2018

Year Ending
December 31, 2018

Low       High Low       High
Net income $ 52,720 $ 54,720 $ 95,115 $ 99,815
Add: Interest expense 8,430 8,430 34,340 34,340
Income tax expense 1,100 1,300 1,375 2,125
Depreciation and amortization 18,550 18,550 75,150 75,150
Less: Gain on sale of hotel (33,150 ) (33,150 ) (33,150 ) (33,150 )
EBITDAre 47,650 49,850 172,830 178,280
Add: Non-cash amortization(1) 50   50   220   220  
Adjusted Corporate EBITDAre 47,700 49,900 173,050 178,500
Add: Corporate general and administrative 4,500   4,700   18,850   19,600  
Adjusted Hotel EBITDAre 52,200 54,600 191,900 198,100
Less: Adjusted Hotel EBITDAre of hotel sold(2) (600 ) (800 ) (2,900 ) (3,100 )
Comparable Adjusted Hotel EBITDAre $ 51,600   $ 53,800   $ 189,000   $ 195,000  
 
Total revenue $ 154,150 $ 157,600 $ 590,800 $ 602,500
Less: Total revenue of hotel sold(2) (1,100 ) (1,500 ) (8,850 ) (9,250 )
Comparable total revenue $ 153,050   $ 156,100   $ 581,950   $ 593,250  
 
Comparable Adjusted Hotel EBITDAre Margin 33.7 % 34.5 % 32.5 % 32.9 %
_____________
(1)   Reflects non-cash amortization of ground lease asset, deferred
franchise costs, deferred key money, and air rights contract.
(2) Reflects results of operations for the Hyatt Centric Santa Barbara,
which was sold on July 26, 2018.
 

The following table reconciles forecasted net income to FFO, FFO
available to common shareholders, and AFFO available to common
shareholders for the three months ending September 30, 2018 and year
ending December 31, 2018:

           

Three Months Ending
September 30, 2018

Year Ending
December 31, 2018

Low       High Low       High
Net income $ 52,720 $ 54,720 $ 95,115 $ 99,815
Add: Depreciation and amortization 18,550 18,550 75,150 75,150
Less: Gain on sale of hotel (33,150 ) (33,150 ) (33,150 ) (33,150 )
FFO 38,120 40,120 137,115 141,815
Less: Dividends declared on unvested time-based awards (120 ) (120 ) (480 ) (480 )
Undistributed earnings allocated to unvested time-based awards (150 ) (150 )    
FFO available to common shareholders 37,850 39,850 136,635 141,335
Add: Non-cash amortization(1) 50   50   220   220  
AFFO available to common shareholders $ 37,900   $ 39,900   $ 136,855   $ 141,555  
FFO per common share:
Basic $ 0.64 $ 0.67 $ 2.31 $ 2.39
Diluted $ 0.63 $ 0.67 $ 2.29 $ 2.37
 
AFFO per common share:
Basic $ 0.64 $ 0.67 $ 2.31 $ 2.39
Diluted $ 0.63 $ 0.67 $ 2.29 $ 2.37
 
Weighted-average number of common shares outstanding:
Basic 59,149 59,149 59,147 59,147
Diluted 59,843 59,843 59,657 59,657
_____________
(1)   Reflects non-cash amortization of ground lease asset, deferred
franchise costs, deferred key money, and air rights contract.
 
                 
CHESAPEAKE LODGING TRUST
CURRENT HOTEL PORTFOLIO
 
Hotel Location Rooms Acquisition Date
1       Hyatt Regency Boston Boston, MA 502 March 18, 2010
2 Hilton Checkers Los Angeles Los Angeles, CA 193 June 1, 2010
3 Boston Marriott Newton Newton, MA 430 July 30, 2010
4 Le Meridien San Francisco San Francisco, CA 360 December 15, 2010
5 Homewood Suites Seattle Convention Center Seattle, WA 195 May 2, 2011
6 W Chicago – City Center Chicago, IL 403 May 10, 2011
7 Hotel Indigo San Diego Gaslamp Quarter San Diego, CA 210 June 17, 2011
8 Courtyard Washington Capitol Hill/Navy Yard Washington, DC 204 June 30, 2011
9 Hotel Adagio San Francisco, Autograph Collection San Francisco, CA 171 July 8, 2011
10 Hilton Denver City Center Denver, CO 613 October 3, 2011
11 Hyatt Herald Square New York New York, NY 122 December 22, 2011
12 W Chicago – Lakeshore Chicago, IL 520 August 21, 2012
13 Hyatt Regency Mission Bay Spa and Marina San Diego, CA 429 September 7, 2012
14 Hyatt Place New York Midtown South New York, NY 185 March 14, 2013
15 W New Orleans – French Quarter New Orleans, LA 97 March 28, 2013
16 Le Meridien New Orleans New Orleans, LA 410 April 25, 2013
17 Hyatt Centric Fisherman's Wharf San Francisco, CA 316 May 31, 2013
18 JW Marriott San Francisco Union Square San Francisco, CA 344 October 1, 2014
19 Royal Palm South Beach Miami, a Tribute Portfolio Resort Miami Beach, FL 393 March 9, 2015
20 Ace Hotel and Theater Downtown Los Angeles Los Angeles, CA 182 April 30, 2015
6,279
 

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