0000950170-22-017969.txt : 20220831 0000950170-22-017969.hdr.sgml : 20220831 20220831161035 ACCESSION NUMBER: 0000950170-22-017969 CONFORMED SUBMISSION TYPE: 8-K/A PUBLIC DOCUMENT COUNT: 14 CONFORMED PERIOD OF REPORT: 20220210 ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20220831 DATE AS OF CHANGE: 20220831 FILER: COMPANY DATA: COMPANY CONFORMED NAME: Sotherly Hotels Inc. CENTRAL INDEX KEY: 0001301236 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 000000000 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K/A SEC ACT: 1934 Act SEC FILE NUMBER: 001-32379 FILM NUMBER: 221218074 BUSINESS ADDRESS: STREET 1: 306 SOUTH HENRY STREET STREET 2: SUITE 100 CITY: WILLIAMSBURG STATE: VA ZIP: 23185 BUSINESS PHONE: 757-229-5648 MAIL ADDRESS: STREET 1: 306 SOUTH HENRY STREET STREET 2: SUITE 100 CITY: WILLIAMSBURG STATE: VA ZIP: 23185 FORMER COMPANY: FORMER CONFORMED NAME: Sotherly Hotel Inc. DATE OF NAME CHANGE: 20130416 FORMER COMPANY: FORMER CONFORMED NAME: MHI Hospitality CORP DATE OF NAME CHANGE: 20040823 FILER: COMPANY DATA: COMPANY CONFORMED NAME: SOTHERLY HOTELS LP CENTRAL INDEX KEY: 0001313536 STANDARD INDUSTRIAL CLASSIFICATION: HOTELS & MOTELS [7011] IRS NUMBER: 000000000 STATE OF INCORPORATION: DE FILING VALUES: FORM TYPE: 8-K/A SEC ACT: 1934 Act SEC FILE NUMBER: 001-36091 FILM NUMBER: 221218075 BUSINESS ADDRESS: STREET 1: 306 SOUTH HENRY STREET STREET 2: SUITE 100 CITY: WILLIAMSBURG STATE: VA ZIP: 23185 BUSINESS PHONE: 757-229-5648 MAIL ADDRESS: STREET 1: 306 SOUTH HENRY STREET STREET 2: SUITE 100 CITY: WILLIAMSBURG STATE: VA ZIP: 23185 FORMER COMPANY: FORMER CONFORMED NAME: MHI HOSPITALITY LP DATE OF NAME CHANGE: 20050106 8-K/A 1 soho-20220210.htm 8-K/A 8-K/A
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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

 

FORM 8-K/A

Amendment No. 1

 

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): February 10, 2022

 

SOTHERLY HOTELS INC.

SOTHERLY HOTELS LP

(Exact name of Registrant as Specified in Its Charter)

 

 

Maryland (Sotherly Hotels Inc.)

Delaware (Sotherly Hotels LP)

001-32379 (Sotherly Hotels Inc.)

001-36091 (Sotherly Hotels LP)

20-1531029 (Sotherly Hotels Inc.)

20-1965427 (Sotherly Hotels LP)

(State or Other Jurisdiction

of Incorporation)

(Commission File Number)

(IRS Employer

Identification No.)

 

 

 

306 South Henry Street, Suite 100

Williamsburg, Virginia

 

23185

(Address of Principal Executive Offices)

 

(Zip Code)

Registrant’s Telephone Number, Including Area Code: (757) 229-5648

Not Applicable

(Former Name or Former Address, if Changed Since Last Report)

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐

Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐

Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐

Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐

Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§ 230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§ 240.12b-2 of this chapter).

Sotherly Hotels Inc. ☐ Sotherly Hotels LP ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.

Sotherly Hotels Inc. ☐ Sotherly Hotels LP ☐

 

Securities registered or to be registered pursuant to Section 12(b) of the Act.

 

Title of each class

Trading Symbol(s)

Name of each exchange on which registered

Common Stock, $0.01 par value

SOHO

The NASDAQ Stock Market LLC

8.0% Series B Cumulative Redeemable Perpetual Preferred Stock, $0.01 par value

SOHOB

The NASDAQ Stock Market LLC

7.875% Series C Cumulative Redeemable Perpetual Preferred Stock, $0.01 par value

SOHOO

The NASDAQ Stock Market LLC

8.25% Series D Cumulative Redeemable Perpetual Preferred Stock, $0.01 par value

SOHON

The NASDAQ Stock Market LLC

 

 

 

 

 

Explanatory Note.

 

On February 10, 2022, Sotherly Hotels Inc. (“Sotherly” or the “Company”), a Maryland corporation and the sole general partner of Sotherly Hotels LP, a Delaware limited partnership (the “Operating Partnership”), completed the sale of the Sheraton Louisville Riverside hotel (the “Disposition”).

On February 11, 2022, the Company and the Operating Partnership filed a Current Report on Form 8-K with the Securities and Exchange Commission (the “Initial Form 8-K”) reporting the completion of the Disposition. The Company and the Operating Partnership are filing this Amendment No. 1 to the Initial Form 8-K on Form 8-K/A (the “Amendment”) to include certain pro forma financial information related to the Disposition required by Item 9.01(b) of Form 8-K.

The pro forma financial information attached hereto should be read in conjunction with the Initial Form 8-K and this Amendment, and are incorporated by reference as though fully set forth herein.

Item 9.01 Financial Statements and Exhibits.

 

(b) Pro Forma Financial Information.

 

Unaudited pro forma financial information of Sotherly required to be filed in connection with the Disposition is filed as Exhibit 99.1 to this Amendment, and is incorporated by reference as though fully set forth herein.

 

(d) Exhibits.

 

Exhibit

Number

 

Description

99.1

 

Unaudited pro forma financial information of Sotherly Hotels Inc.

104

 

Cover Page Interactive Data File (embedded within the Inline XBRL document).

 

 

 

 

 

 

 

 

 

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrants have duly caused this report to be signed on their behalf by the undersigned hereunto duly authorized.

 

Date: August 31, 2022

 

SOTHERLY HOTELS INC.

 

 

 

 

 

 

By:

/s/ Anthony E. Domalski

 

 

 

Anthony E. Domalski

 

 

 

Chief Financial Officer

 

 

 

SOTHERLY HOTELS LP

 

 

 

 

 

 

 

by its General Partner,

 

 

 

SOTHERLY HOTELS INC.

 

 

 

 

 

 

By:

/s/ Anthony E. Domalski

 

 

 

Anthony E. Domalski

 

 

 

Chief Financial Officer

 

 

 EX-99.1 2 soho-ex99_1.htm EX-99.1 EX-99.1

Exhibit 99.1

Overview

 

On February 10, 2022, we closed on the sale of the Sheraton Louisville Riverside hotel. The following table presents the audited consolidated balance sheet and consolidated statement of operations as of December 31, 2021 of the Company, unaudited pro forma financial adjustments of Sheraton Louisville Riverside hotel, unaudited pro forma balance sheet, as if the hotel had been disposed on December 31, 2021 and unaudited pro forma statement of income, as if the Sheraton Louisville Riverside hotel had been disposed on January 1, 2021. Accordingly, the unaudited pro forma balance sheet and unaudited pro forma income statement are not necessarily indicative of future consolidated financial position or results of operations.

 

The following pro forma information has been prepared for comparative purposes only and are based upon the historical financial statements and operating results for the Company, adjusted to reflect the sale:

 

 

 

Exhibit 99.1

SOTHERLY HOTELS INC.

UNAUDITED PRO FORMA FINANCIAL INFORMATION

CONSOLIDATED BALANCE SHEET

DECEMBER 31, 2021

 

 

 

Sotherly Hotels, Inc.

 

 

Pro Forma Adjustments

 

 

 

 

 

 

Balance Sheet

 

 

of Sheraton Louisville

 

 

Pro Forma

 

 

 

December 31, 2021 (a)

 

 

Riverside Sale

 

 

Balance Sheet

 

 

 

 

 

 

(unaudited)

 

 

(unaudited)

 

ASSETS

 

 

 

 

 

 

 

 

 

Investment in hotel properties, net

 

$

375,885,224

 

 

$

-

 

 

$

375,885,224

 

Investment in hotel properties held for sale, net

 

 

22,870,487

 

 

 

(11,063,952

)

(c)

 

11,806,535

 

Cash and cash equivalents

 

 

13,166,883

 

 

 

161,816

 

(j)

 

13,328,699

 

Restricted cash

 

 

12,411,654

 

 

 

—

 

 

 

12,411,654

 

Accounts receivable, net

 

 

4,822,187

 

 

 

(697,877

)

(c)

 

4,124,310

 

Prepaid expenses, inventory and other assets

 

 

6,894,228

 

 

 

(150,471

)

(c)

 

6,743,757

 

TOTAL ASSETS

 

$

436,050,663

 

 

$

(11,750,484

)

 

$

424,300,179

 

LIABILITIES

 

 

 

 

 

 

 

 

 

Mortgage loans, net

 

$

351,170,883

 

 

$

(10,860,762

)

(c)

$

340,310,121

 

Secured notes, net

 

 

19,128,330

 

 

 

—

 

 

 

19,128,330

 

Unsecured notes, net

 

 

7,609,934

 

 

 

—

 

 

 

7,609,934

 

Accounts payable and accrued liabilities

 

 

35,960,293

 

 

 

(975,770

)

(c)

 

34,984,523

 

Advance deposits

 

 

1,552,942

 

 

 

—

 

 

 

1,552,942

 

Dividends and distributions payable

 

 

4,125,351

 

 

 

—

 

 

 

4,125,351

 

TOTAL LIABILITIES

 

$

419,547,733

 

 

$

(11,836,532

)

 

$

407,711,201

 

Commitments and contingencies (See Note 6)

 

 

—

 

 

 

—

 

 

 

—

 

EQUITY

 

 

 

 

 

 

 

 

 

Sotherly Hotels Inc. stockholders’ equity

 

 

 

 

 

 

 

 

 

Preferred stock, $0.01 par value, 11,000,000 shares authorized:

 

 

 

 

 

 

 

 

 

8.0% Series B cumulative redeemable perpetual preferred stock, 1,510,000 shares issued and outstanding; aggregate liquidation preference $43,035,000, at December 31, 2021.

 

 

15,100

 

 

 

—

 

 

 

15,100

 

7.875% Series C cumulative redeemable perpetual preferred stock, 1,384,610 shares issued and outstanding; aggregate liquidation preference $39,385,669, at December 31, 2021.

 

 

13,846

 

 

 

—

 

 

 

13,846

 

8.25% Series D cumulative redeemable perpetual preferred stock, 1,165,000 shares issued and outstanding; aggregate liquidation preference $33,329,922, at December 31, 2021.

 

 

11,650

 

 

 

—

 

 

 

11,650

 

Common stock, par value $0.01, 69,000,000 shares authorized, 17,441,058 shares issued and outstanding at December 31, 2021.

 

 

174,410

 

 

 

—

 

 

 

174,410

 

Additional paid-in capital

 

 

177,651,954

 

 

 

—

 

 

 

177,651,954

 

Unearned ESOP shares

 

 

(3,083,398

)

 

 

—

 

 

 

(3,083,398

)

Distributions in excess of retained earnings

 

 

(153,521,704

)

 

 

86,048

 

(d)

 

(153,435,656

)

Total Sotherly Hotels Inc. stockholders’ equity

 

 

21,261,858

 

 

 

86,048

 

 

 

21,347,906

 

Noncontrolling interest

 

 

(4,758,928

)

 

 

-

 

 

 

(4,758,928

)

TOTAL EQUITY

 

 

16,502,930

 

 

 

86,048

 

 

 

16,588,978

 

TOTAL LIABILITIES AND EQUITY

 

$

436,050,663

 

 

$

(11,750,484

)

 

$

424,300,179

 

 

 

Exhibit 99.1

SOTHERLY HOTELS INC.

UNAUDITED PRO FORMA FINANCIAL INFORMATION

CONSOLIDATED STATEMENT OF INCOME

FOR THE YEAR ENDED DECEMBER 31, 2021

 

 

 

Sotherly Hotels, Inc.

 

 

Pro Forma Adjustments

 

 

Pro Forma

 

 

 

Twelve Months Ended

 

 

of Sheraton Louisville

 

 

Statement of

 

 

 

December 31, 2021 (b)

 

 

Riverside Sale

 

 

Operations

 

 

 

 

 

 

(unaudited)

 

 

(unaudited)

 

REVENUE

 

 

 

 

 

 

 

 

 

Rooms department

 

$

88,625,659

 

 

$

(3,972,310

)

(e)

$

84,653,349

 

Food and beverage department

 

 

15,829,487

 

 

 

(284,317

)

(e)

 

15,545,170

 

Other operating departments

 

 

23,132,778

 

 

 

(281,162

)

(e)

 

22,851,616

 

Total revenue

 

 

127,587,924

 

 

 

(4,537,789

)

 

 

123,050,135

 

EXPENSES

 

 

 

 

 

 

 

 

 

Hotel operating expenses

 

 

 

 

 

 

 

 

 

Rooms department

 

 

22,688,063

 

 

 

(1,714,831

)

(f)

 

20,973,232

 

Food and beverage department

 

 

10,297,461

 

 

 

(222,930

)

(f)

 

10,074,531

 

Other operating departments

 

 

8,607,594

 

 

 

(41,171

)

(f)

 

8,566,423

 

Indirect

 

 

55,100,245

 

 

 

(2,587,696

)

(f)

 

52,512,549

 

Total hotel operating expenses

 

 

96,693,363

 

 

 

(4,566,628

)

 

 

92,126,735

 

Depreciation and amortization

 

 

19,909,226

 

 

 

(797,617

)

(g)

 

19,111,609

 

Impairment of investment in hotel properties, net

 

 

12,201,461

 

 

 

(4,329,028

)

(g)

 

7,872,433

 

(Gain) loss on disposal of assets

 

 

(158,286

)

 

 

200,763

 

(g)

 

42,477

 

Corporate general and administrative

 

 

6,997,166

 

 

 

—

 

 

 

6,997,166

 

Total operating expenses

 

 

135,642,930

 

 

 

(9,492,510

)

 

 

126,150,420

 

NET OPERATING (LOSS) INCOME

 

 

(8,055,006

)

 

 

4,954,721

 

 

 

(3,100,285

)

Other income (expense)

 

 

 

 

 

 

 

 

 

Interest expense

 

 

(22,686,694

)

 

 

479,319

 

(h)

 

(22,207,375

)

Interest income

 

 

147,025

 

 

 

—

 

 

 

147,025

 

Unrealized gain on hedging activities

 

 

1,493,841

 

 

 

—

 

 

 

1,493,841

 

Gain on involuntary conversion of assets

 

 

588,586

 

 

 

—

 

 

 

588,586

 

Net (loss) income before income taxes

 

 

(28,512,248

)

 

 

5,434,040

 

 

 

(23,078,208

)

Income tax provision

 

 

(27,392

)

 

 

—

 

 

 

(27,392

)

Net (loss) income

 

 

(28,539,640

)

 

 

5,434,040

 

 

 

(23,105,600

)

Less: Net loss attributable to noncontrolling interest

 

 

2,318,166

 

 

 

—

 

 

 

2,318,166

 

Net (loss) income attributable to the Company

 

 

(26,221,474

)

 

 

5,434,040

 

 

 

(20,787,434

)

Declared and undeclared distributions to preferred stockholders

 

 

(7,541,891

)

 

 

—

 

 

 

(7,541,891

)

Gain on extinguishment of preferred stock

 

 

361,476

 

 

 

—

 

 

 

361,476

 

Net (loss) income attributable to common stockholders

 

$

(33,401,889

)

 

$

5,434,040

 

(d)

$

(27,967,849

)

Net (loss) income per share attributable to common stockholders

 

 

 

 

 

 

 

 

 

Basic

 

$

(2.15

)

 

$

0.35

 

(i)

$

(1.80

)

Weighted average number of common shares outstanding

 

 

 

 

 

 

 

 

 

Basic

 

 

15,531,684

 

 

 

15,531,684

 

 

 

15,531,684

 

 

 

 

 

Exhibit 99.1

SOTHERLY HOTELS INC.

NOTES TO UNAUDITED PRO FORMA FINANCIAL INFORMATION

 

1) Basis of Presentation

 

The unaudited pro forma financial information is presented to reflect the sale of the Sheraton Louisville Riverside hotel, as if the hotel assets and liabilities had been disposed on December 31, 2021 and unaudited pro forma statement of income, as if the hotel had been disposed on January 1, 2021 and the proforma adjustments are reflected in the unaudited pro forma balance sheet and unaudited pro forma statement of operations. The unaudited pro forma adjustments are included only to the extent that they are directly attributable and factually supportable assets and liabilities of the hotel as of December 31, 2021 and results of operations of the hotel, for the year ending December 31, 2021.

 

The unaudited pro forma consolidated financial statements are presented for illustrative purposes only and are not intended to represent or be indicative of our consolidated results of operations or financial position that would have been reported if the sale was completed as of the date presented, and should not be taken as representation of our future consolidated results of operations or financial position.

 

2) Pro Forma Adjustments

 

(a) Reflects the Company's consolidated balance as of December 31, 2021.

(b) Reflects the Company's consolidated statement of operations for the year ended December 31, 2021.

(c) Reflects the elimination of assets and liabilities of the Sheraton Louisville Riverside hotel as of December 31, 2021.

(d) Reflects an adjustment of the net assets realized on the sale of the hotel offset by the gains resulting from the sale of the operations of the hotel.

(e) Reflects the elimination of revenues from: rooms department, food and beverage department and other operating departments of the hotel.

(f) Reflects the elimination of expenses from: rooms department, food and beverage department and other operating departments and indirect expenses of the hotel.

(g) Reflects the elimination of depreciation and amortization, impairment of the investment in hotel properties, net, loss on disposal of assets of the hotel and forfeiture of deposit on an earlier failed sale of hotel.

(h) Reflects the elimination of mortgage interest expense on the hotel's mortgage.

(i) Reflects the pro forma net income per share attributable to common shareholders, as if the sale had taken place on January 1, 2021, accordingly is not necessarily indicative of future results of operations.

(j) Reflects the elimination of the cash overdraft of the hotel as well as the cash used to close on the sale of the hotel, including closing costs.

 

 

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Document Period End Date Feb. 10, 2022
Entity Registrant Name SOTHERLY HOTELS INC.
Entity Central Index Key 0001301236
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Document Type 8-K/A
Amendment Flag true
Amendment Description On February 10, 2022, Sotherly Hotels Inc. (“Sotherly” or the “Company”), a Maryland corporation and the sole general partner of Sotherly Hotels LP, a Delaware limited partnership (the “Operating Partnership”), completed the sale of the Sheraton Louisville Riverside hotel (the “Disposition”).On February 11, 2022, the Company and the Operating Partnership filed a Current Report on Form 8-K with the Securities and Exchange Commission (the “Initial Form 8-K”) reporting the completion of the Disposition. The Company and the Operating Partnership are filing this Amendment No. 1 to the Initial Form 8-K on Form 8-K/A (the “Amendment”) to include certain pro forma financial information related to the Disposition required by Item 9.01(b) of Form 8-K.The pro forma financial information attached hereto should be read in conjunction with the Initial Form 8-K and this Amendment, and are incorporated by reference as though fully set forth herein.
Document Period End Date Feb. 10, 2022
Entity Registrant Name SOTHERLY HOTELS LP
Entity Central Index Key 0001301236
Entity Emerging Growth Company false
Entity File Number 001-36091
Entity Incorporation, State or Country Code DE
Entity Tax Identification Number 20-1965427
Entity Address, Address Line One 306 South Henry Street, Suite 100
Entity Address, City or Town Williamsburg
Entity Address, State or Province VA
Entity Address, Postal Zip Code 23185
City Area Code 757
Local Phone Number 229-5648
Written Communications false
Soliciting Material false
Pre-commencement Tender Offer false
Pre-commencement Issuer Tender Offer false
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SOTHERLY HOTELS LP MD DE 001-32379 001-36091 20-1531029 20-1965427 306 South Henry Street, Suite 100 306 South Henry Street, Suite 100 Williamsburg Williamsburg VA VA 23185 23185 757 757 229-5648 229-5648 false false false false false false false false false false Common Stock, $0.01 par value SOHO NASDAQ 8.0% Series B Cumulative Redeemable Perpetual Preferred Stock, $0.01 par value SOHOB NASDAQ 7.875% Series C Cumulative Redeemable Perpetual Preferred Stock, $0.01 par value SOHOO NASDAQ 8.25% Series D Cumulative Redeemable Perpetual Preferred Stock, $0.01 par value SOHON NASDAQ On February 10, 2022, Sotherly Hotels Inc. (“Sotherly” or the “Company”), a Maryland corporation and the sole general partner of Sotherly Hotels LP, a Delaware limited partnership (the “Operating Partnership”), completed the sale of the Sheraton Louisville Riverside hotel (the “Disposition”).On February 11, 2022, the Company and the Operating Partnership filed a Current Report on Form 8-K with the Securities and Exchange Commission (the “Initial Form 8-K”) reporting the completion of the Disposition. The Company and the Operating Partnership are filing this Amendment No. 1 to the Initial Form 8-K on Form 8-K/A (the “Amendment”) to include certain pro forma financial information related to the Disposition required by Item 9.01(b) of Form 8-K.The pro forma financial information attached hereto should be read in conjunction with the Initial Form 8-K and this Amendment, and are incorporated by reference as though fully set forth herein. On February 10, 2022, Sotherly Hotels Inc. (“Sotherly” or the “Company”), a Maryland corporation and the sole general partner of Sotherly Hotels LP, a Delaware limited partnership (the “Operating Partnership”), completed the sale of the Sheraton Louisville Riverside hotel (the “Disposition”).On February 11, 2022, the Company and the Operating Partnership filed a Current Report on Form 8-K with the Securities and Exchange Commission (the “Initial Form 8-K”) reporting the completion of the Disposition. The Company and the Operating Partnership are filing this Amendment No. 1 to the Initial Form 8-K on Form 8-K/A (the “Amendment”) to include certain pro forma financial information related to the Disposition required by Item 9.01(b) of Form 8-K.The pro forma financial information attached hereto should be read in conjunction with the Initial Form 8-K and this Amendment, and are incorporated by reference as though fully set forth herein. 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