UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D. C. 20549
FORM 10-Q
(Mark One)
| x | QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
For the quarterly period ended September 30, 2020
OR
| ¨ | TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
For the transition period from to
Commission file number 000-55619
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC.
(Exact Name of Registrant as Specified in Its Charter)
| Maryland | 46-1140492 | |
|
(State or Other Jurisdiction of Incorporation or Organization) |
(I.R.S. Employer Identification No.) |
| 1985 Cedar Bridge Avenue, Suite 1 | ||
| Lakewood, New Jersey | 08701 | |
| (Address of Principal Executive Offices) | (Zip Code) |
(732) 367-0129
(Registrant’s Telephone Number, Including Area Code)
Securities registered pursuant to Section 12(b) of the Act: None.
Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.
Yes x No ¨
Indicate by check mark whether the registrant has submitted electronically, if any, every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).
Yes x No ¨
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
| Large accelerated filer ¨ | Accelerated filer ¨ | ||
| Non-accelerated filer x | Smaller reporting company x | ||
| Emerging growth company x |
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. x
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).
Yes ¨ No x
As of November 10, 2020, there were approximately 13.2 million outstanding shares of common stock of Lightstone Value Plus Real Estate Investment Trust III, Inc., including shares issued pursuant to the dividend reinvestment plan.
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
INDEX
2
PART I. FINANCIAL INFORMATION:
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
| September 30, 2020 | December 31, 2019 | |||||||
| (unaudited) | ||||||||
| Assets | ||||||||
| Investment property: | ||||||||
| Land and improvements | $ | 21,657,998 | $ | 21,656,730 | ||||
| Building and improvements | 91,613,309 | 91,585,498 | ||||||
| Furniture and fixtures | 16,153,406 | 15,946,892 | ||||||
| Construction in progress | 48,275 | 160,000 | ||||||
| Gross investment property | 129,472,988 | 129,349,120 | ||||||
| Less accumulated depreciation | (21,321,232 | ) | (17,551,394 | ) | ||||
| Net investment property | 108,151,756 | 111,797,726 | ||||||
| Investments in unconsolidated affiliated real estate entities | 11,115,909 | 25,929,408 | ||||||
| Cash and cash equivalents | 28,107,489 | 6,102,573 | ||||||
| Marketable securities, available for sale | 3,028,078 | 3,228,759 | ||||||
| Restricted cash | 3,340,498 | 7,440,620 | ||||||
| Accounts receivable and other assets | 1,980,559 | 1,585,759 | ||||||
| Total Assets | $ | 155,724,289 | $ | 156,084,845 | ||||
| Liabilities and Stockholders' Equity | ||||||||
| Accounts payable and other accrued expenses | $ | 3,146,304 | $ | 2,826,937 | ||||
| Mortgages payable, net | 64,843,138 | 65,641,277 | ||||||
| Notes payable | 1,450,230 | - | ||||||
| Due to related parties | 296,756 | 451,337 | ||||||
| Total liabilities | 69,736,428 | 68,919,551 | ||||||
| Commitments and Contingencies | ||||||||
| Stockholders' Equity: | ||||||||
| Company's stockholders' equity: | ||||||||
| Preferred stock, $0.01 par value; 50.0 million shares authorized, none issued and outstanding | - | - | ||||||
| Common stock, $0.01 par value; 200.0 million shares authorized, 13.2 million and 13.3 million shares issued and outstanding, respectively | 132,298 | 133,102 | ||||||
| Additional paid-in-capital | 113,205,240 | 114,002,133 | ||||||
| Accumulated other comprehensive loss | (357,173 | ) | (78,676 | ) | ||||
| Accumulated deficit | (39,084,620 | ) | (38,983,377 | ) | ||||
| Total Company stockholders' equity | 73,895,745 | 75,073,182 | ||||||
| Noncontrolling interests | 12,092,116 | 12,092,112 | ||||||
| Total Stockholders' Equity | 85,987,861 | 87,165,294 | ||||||
| Total Liabilities and Stockholders' Equity | $ | 155,724,289 | $ | 156,084,845 | ||||
The accompanying notes are an integral part of these consolidated financial statements.
3
PART I. FINANCIAL INFORMATION, CONTINUED:
ITEM 1. FINANCIAL STATEMENTS, CONTINUED:
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
(Unaudited)
| For the Three Months Ended September 30, | For the Nine Months Ended September 30, | |||||||||||||||
| 2020 | 2019 | 2020 | 2019 | |||||||||||||
| Revenues | $ | 3,472,785 | $ | 9,551,687 | $ | 11,099,699 | $ | 25,512,858 | ||||||||
| Expenses: | ||||||||||||||||
| Property operating expenses | 2,674,902 | 5,658,940 | 8,677,989 | 15,895,145 | ||||||||||||
| Real estate taxes | 395,298 | 403,449 | 1,149,656 | 1,216,465 | ||||||||||||
| General and administrative costs | 569,435 | 716,778 | 1,861,219 | 2,176,177 | ||||||||||||
| Depreciation and amortization | 1,273,187 | 1,510,221 | 3,818,047 | 4,405,768 | ||||||||||||
| Total operating expenses | 4,912,822 | 8,289,388 | 15,506,911 | 23,693,555 | ||||||||||||
| Operating (loss)/income | (1,440,037 | ) | 1,262,299 | (4,407,212 | ) | 1,819,303 | ||||||||||
| Interest expense | (734,847 | ) | (1,078,220 | ) | (2,346,670 | ) | (3,499,890 | ) | ||||||||
| Loss from investments in unconsolidated affiliated real estate entities | (526,276 | ) | (391,548 | ) | (1,650,218 | ) | (2,339,928 | ) | ||||||||
| Gain on disposition of investment in unconsolidated affiliated real estate entity | 120,328 | - | 7,996,967 | - | ||||||||||||
| Other income, net | 118,234 | 51,380 | 305,898 | 108,996 | ||||||||||||
| Net loss | (2,462,598 | ) | (156,089 | ) | (101,235 | ) | (3,911,519 | ) | ||||||||
| Less: net loss/(income) attributable to noncontrolling interests | 34 | - | (8 | ) | 50 | |||||||||||
| Net loss applicable to Company's common shares | $ | (2,462,564 | ) | $ | (156,089 | ) | $ | (101,243 | ) | $ | (3,911,469 | ) | ||||
| Net loss per Company's common shares, basic and diluted | $ | (0.19 | ) | $ | (0.01 | ) | $ | (0.01 | ) | $ | (0.29 | ) | ||||
| Weighted average number of common shares outstanding, basic and diluted | 13,229,791 | 13,365,427 | 13,234,781 | 13,381,006 | ||||||||||||
The accompanying notes are an integral part of these consolidated financial statements.
4
PART I. FINANCIAL INFORMATION, CONTINUED:
ITEM 1. FINANCIAL STATEMENTS, CONTINUED:
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME
(Unaudited)
| For the Three Months Ended September 30, | For the Nine Months Ended September 30, | |||||||||||||||
| 2020 | 2019 | 2020 | 2019 | |||||||||||||
| Net loss | $ | (2,462,598 | ) | $ | (156,089 | ) | $ | (101,235 | ) | $ | (3,911,519 | ) | ||||
| Other comprehensive income/(loss): | ||||||||||||||||
| Holding gain/(loss) on marketable securities, available for sale | 78,618 | 1,053 | (278,501 | ) | 214,245 | |||||||||||
| Reclassification adjustment for loss included in net loss | - | - | - | 38,359 | ||||||||||||
| Other comprehensive income/(loss) | 78,618 | 1,053 | (278,501 | ) | 252,604 | |||||||||||
| Comprehensive loss | (2,383,980 | ) | (155,036 | ) | (379,736 | ) | (3,658,915 | ) | ||||||||
| Less: Comprehensive loss/(income) attributable to noncontrolling interests | 32 | - | (4 | ) | 50 | |||||||||||
| Comprehensive loss attributable to the Company's common shares | $ | (2,383,948 | ) | $ | (155,036 | ) | $ | (379,740 | ) | $ | (3,658,865 | ) | ||||
The accompanying notes are an integral part of these consolidated financial statements.
5
PART I. FINANCIAL INFORMATION, CONTINUED:
ITEM 1. FINANCIAL STATEMENTS, CONTINUED.
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY
(Unaudited)
| Common Shares | ||||||||||||||||||||||||||||
| Common Shares | Amount | Additional
Paid- In Capital | Accumulated
Other Comprehensive Loss | Accumulated Deficit | Total Noncontrolling Interests | Total Equity | ||||||||||||||||||||||
| BALANCE, December 31, 2018 | 13,451,431 | $ | 134,515 | $ | 115,380,181 | $ | (450,285 | ) | $ | (30,937,879 | ) | $ | 12,092,224 | $ | 96,218,756 | |||||||||||||
| Net loss | - | - | - | - | (3,911,469 | ) | (50 | ) | (3,911,519 | ) | ||||||||||||||||||
| Other comprehensive income | - | - | - | 252,601 | - | 3 | 252,604 | |||||||||||||||||||||
| Distributions declared (a) | - | - | - | - | (3,981,641 | ) | - | (3,981,641 | ) | |||||||||||||||||||
| Distributions paid to noncontrolling interests | - | - | - | - | - | (70 | ) | (70 | ) | |||||||||||||||||||
| Redemption and cancellation of shares | (90,982 | ) | (910 | ) | (887,391 | ) | - | - | - | (888,301 | ) | |||||||||||||||||
| BALANCE, September 30, 2019 | 13,360,449 | $ | 133,605 | $ | 114,492,790 | $ | (197,684 | ) | $ | (38,830,989 | ) | $ | 12,092,107 | $ | 87,689,829 | |||||||||||||
(a) Distributions per share were $0.30.
| Common Shares | ||||||||||||||||||||||||||||
| Common Shares | Amount | Additional
Paid- In Capital | Accumulated
Other Comprehensive Loss | Accumulated Deficit | Total Noncontrolling Interests | Total Equity | ||||||||||||||||||||||
| BALANCE, June 30, 2019 | 13,380,362 | $ | 133,804 | $ | 114,688,187 | $ | (198,737 | ) | $ | (38,674,900 | ) | $ | 12,092,117 | $ | 88,040,471 | |||||||||||||
| Net loss | - | - | - | - | (156,089 | ) | - | (156,089 | ) | |||||||||||||||||||
| Other comprehensive income | - | - | - | 1,053 | - | 1,053 | ||||||||||||||||||||||
| Distributions paid to noncontrolling interests | - | - | - | - | - | (10 | ) | (10 | ) | |||||||||||||||||||
| Redemption and cancellation of shares | (19,913 | ) | (199 | ) | (195,397 | ) | - | - | - | (195,596 | ) | |||||||||||||||||
| BALANCE, September 30, 2019 | 13,360,449 | $ | 133,605 | $ | 114,492,790 | $ | (197,684 | ) | $ | (38,830,989 | ) | $ | 12,092,107 | $ | 87,689,829 | |||||||||||||
| Common Shares | ||||||||||||||||||||||||||||
| Common Shares | Amount | Additional
Paid- In Capital | Accumulated
Other Comprehensive Loss | Accumulated Deficit | Total Noncontrolling Interests | Total Equity | ||||||||||||||||||||||
| BALANCE, December 31, 2019 | 13,310,227 | $ | 133,102 | $ | 114,002,133 | $ | (78,676 | ) | $ | (38,983,377 | ) | $ | 12,092,112 | $ | 87,165,294 | |||||||||||||
| Net loss | - | - | - | - | (101,243 | ) | 8 | (101,235 | ) | |||||||||||||||||||
| Other comprehensive loss | - | - | - | (278,497 | ) | - | (4 | ) | (278,501 | ) | ||||||||||||||||||
| Redemption and cancellation of shares | (80,436 | ) | (804 | ) | (796,893 | ) | - | - | - | (797,697 | ) | |||||||||||||||||
| BALANCE, September 30, 2020 | 13,229,791 | $ | 132,298 | $ | 113,205,240 | $ | (357,173 | ) | $ | (39,084,620 | ) | $ | 12,092,116 | $ | 85,987,861 | |||||||||||||
| Common Shares | ||||||||||||||||||||||||||||
| Common Shares | Amount | Additional
Paid- In Capital | Accumulated
Other Comprehensive Loss | Accumulated Deficit | Total Noncontrolling Interests | Total Equity | ||||||||||||||||||||||
| BALANCE, June 30, 2020 | 13,229,791 | $ | 132,298 | $ | 113,205,240 | $ | (435,789 | ) | $ | (36,622,056 | ) | $ | 12,092,148 | $ | 88,371,841 | |||||||||||||
| Net loss | - | - | - | - | (2,462,564 | ) | (34 | ) | (2,462,598 | ) | ||||||||||||||||||
| Other comprehensive income | - | - | - | 78,616 | - | 2 | 78,618 | |||||||||||||||||||||
| BALANCE, September 30, 2020 | 13,229,791 | $ | 132,298 | $ | 113,205,240 | $ | (357,173 | ) | $ | (39,084,620 | ) | $ | 12,092,116 | $ | 85,987,861 | |||||||||||||
The accompanying notes are an integral part of these consolidated financial statements.
6
PART I. FINANCIAL INFORMATION, CONTINUED:
ITEM 1. FINANCIAL STATEMENTS, CONTINUED:
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
(Unaudited)
| For the Nine Months Ended September 30, | ||||||||
| 2020 | 2019 | |||||||
| CASH FLOWS FROM OPERATING ACTIVITIES: | ||||||||
| Net loss | $ | (101,235 | ) | $ | (3,911,519 | ) | ||
| Adjustments to reconcile net loss to net cash | ||||||||
| (used in)/provided by operating activities: | ||||||||
| Loss from investments in unconsolidated affiliated real estate entities | 1,650,218 | 2,339,928 | ||||||
| Depreciation and amortization | 3,818,047 | 4,405,768 | ||||||
| Amortization of deferred financing costs | 135,696 | 236,915 | ||||||
| Gain on disposition of investment in unconsolidated affiliated entity | (7,996,967 | ) | - | |||||
| Other non-cash adjustments | 22,028 | 83,690 | ||||||
| Changes in assets and liabilities: | ||||||||
| Increase in accounts receivable and other assets | (466,702 | ) | (140,622 | ) | ||||
| Increase in accounts payable and other accrued expenses | 417,547 | 393,797 | ||||||
| (Decrease)/increase in due to related parties | (154,581 | ) | 1,063,924 | |||||
| Net cash (used in)/provided by operating activities | (2,675,949 | ) | 4,471,881 | |||||
| CASH FLOWS FROM INVESTING ACTIVITIES: | ||||||||
| Purchase of investment property | (222,048 | ) | (2,692,505 | ) | ||||
| Purchase of marketable securities | (76,155 | ) | (38,574 | ) | ||||
| Proceeds from sale of marketable securities | - | 1,018,865 | ||||||
| Investment in unconsolidated affiliated real estate entities | (873,325 | ) | (246,692 | ) | ||||
| Distribution from unconsolidated affiliated real estate entity | 44,000 | 726,584 | ||||||
| Proceeds from disposition of unconsolidated affiliated real estate entity | 21,989,574 | - | ||||||
| Net cash provided by/(used in) investing activities | 20,862,046 | # | (1,232,322 | ) | ||||
| CASH FLOWS FROM FINANCING ACTIVITIES: | ||||||||
| Payments on mortgages payable | (933,836 | ) | (920,380 | ) | ||||
| Proceeds received from notes payable | 1,450,230 | - | ||||||
| Payment of loan fees and expenses | - | (330,619 | ) | |||||
| Distributions to noncontrolling interests | - | (70 | ) | |||||
| Distributions to common stockholders | - | (4,667,090 | ) | |||||
| Redemption and cancellation of common shares | (797,697 | ) | (888,301 | ) | ||||
| Net cash used in financing activities | (281,303 | ) | (6,806,460 | ) | ||||
| Net change in cash, cash equivalents and restricted cash | 17,904,794 | (3,566,901 | ) | |||||
| Cash, cash equivalents and restricted cash, beginning of year | 13,543,193 | 11,638,681 | ||||||
| Cash, cash equivalents and restricted cash, end of period | $ | 31,447,987 | $ | 8,071,780 | ||||
| Supplemental cash flow information for the periods indicated is as follows: | ||||||||
| Cash paid for interest | $ | 1,451,247 | $ | 3,283,324 | ||||
| Investment property acquired but not paid | $ | - | $ | 570,900 | ||||
| Assets classified as held for sale | - | 18,161,890 | ||||||
| Liabilities classified as held for sale | $ | - | $ | 592,064 | ||||
| Holding loss/gain on marketable securities, available for sale | $ | 278,501 | $ | 252,604 | ||||
| The following is a summary of the Company’s cash, cash equivalents and restricted cash total as presented in our statements of cash flows for the periods presented: | ||||||||
| Cash and cash equivalents | $ | 28,107,489 | $ | 5,763,164 | ||||
| Restricted cash | 3,340,498 | 2,308,616 | ||||||
| Total cash, cash equivalents and restricted cash | $ | 31,447,987 | $ | 8,071,780 | ||||
The accompanying notes are an integral part of these consolidated financial statements.
7
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
| 1. | Business and Organization |
Lightstone Value Plus Real Estate Investment Trust III, Inc. (‘‘Lightstone REIT III’’), is a Maryland corporation, formed on October 5, 2012, which elected to qualify as a real estate investment trust (‘‘REIT’’) for U.S. federal income tax purposes beginning with the taxable year ended December 31, 2015.
The Lightstone REIT III is structured as an umbrella partnership REIT, or UPREIT, and substantially all of its current and future business will be conducted through Lightstone Value Plus REIT III LP, a Delaware limited partnership (the ‘‘Operating Partnership’’). As of September 30, 2020, Lightstone REIT III held an approximately 99% general partnership interest in the Operating Partnership’s common units.
Lightstone REIT III and the Operating Partnership and its subsidiaries are collectively referred to as the “Company” and the use of “we,” “our,” “us” or similar pronouns refers to Lightstone REIT III, its Operating Partnership or the Company as required by the context in such pronoun used.
The Company has and will continue to seek to acquire a diverse portfolio of real estate assets and real estate-related investments, including hotels, other commercial and/or residential properties, primarily located in the United States. All such properties may be acquired and operated by the Company alone or jointly with another party. The Company may also originate or acquire mortgage loans secured by real estate. Although the Company expects that most of its investments will be of these types, it may make other investments. In fact, it may invest in whatever types of real estate-related investments that it believes are in its best interests.
The Company currently has one operating segment. As of September 30, 2020, the Company majority owned and consolidated the operating results and financial condition of eight limited service hotels containing a total of 872 rooms and an unconsolidated 50.0% membership interest in LVP LIC Hotel JV LLC (the “Hilton Garden Inn Joint Venture”). The Company accounts for its unconsolidated membership interest in the Hilton Garden Inn Joint Venture under the equity method of accounting.
The Company’s advisor is Lightstone Value Plus REIT III LLC (the “Advisor”), which is majority owned by David Lichtenstein. On July 16, 2014, the Advisor contributed $2,000 to the Operating Partnership in exchange for 200 limited partner units in the Operating Partnership. The Advisor also owns 20,000 shares of our common stock (“Common Shares”) which were issued on December 24, 2012 for $200,000, or $10.00 per share. Mr. Lichtenstein also is a majority owner of the equity interests of the Lightstone Group, LLC. The Lightstone Group, LLC served as the Company’s sponsor (the ‘‘Sponsor’’) during its initial public offering (the “Offering”) which terminated on March 31, 2017. Mr. Lichtenstein owns 222,222 Common Shares which were issued on December 11, 2014 for $2.0 million, or $9.00 per share. Subject to the oversight of the Company’s board of directors (the “Board of Directors”), the Advisor has primary responsibility for making investment decisions on behalf of the Company and managing its day-to-day operations. Through his ownership and control of the Lightstone Group, LLC, Mr. Lichtenstein is the indirect owner and manager of Lightstone SLP III LLC, a Delaware limited liability company (the “Special Limited Partner”), which owns 242 subordinated participation interests (“Subordinated Participation Interests”) in the Operating Partnership which were acquired for $12.1 million in connection with the Offering. Mr. Lichtenstein also acts as the Company’s Chairman and Chief Executive Officer. As a result, he exerts influence over but does not control Lightstone REIT III or the Operating Partnership.
The Company does not have any employees. The Advisor receives compensation and fees for services related to the investment and management of the Company’s assets.
The Company’s Advisor has certain affiliates which may manage the properties the Company acquires. However, the Company also contracts with other unaffiliated third-party property managers, principally for the management of its hospitality properties.
The Company’s Common Shares are not currently listed on a national securities exchange. The Company may seek to list its Common Shares for trading on a national securities exchange only if a majority of its independent directors believe listing would be in the best interest of its stockholders. The Company does not intend to list its Common Shares at this time. The Company does not anticipate that there would be any market for its Common Shares until they are listed for trading. In the event the Company does not begin the process of achieving a liquidity event prior to March 31, 2025, which is the eighth anniversary of the termination of its Offering, its charter requires either (a) an amendment to its charter to extend the deadline to begin the process of achieving a liquidity event, or (b) the holding of a stockholders meeting to vote on a proposal for an orderly liquidation of its portfolio.
| 8 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
Noncontrolling Interests – Partners of the Operating Partnership
Limited Partner
On July 16, 2014, the Advisor contributed $2,000 to the Operating Partnership in exchange for 200 limited partner units in the Operating Partnership. The Advisor has the right to convert limited partner units into cash or, at the Company’s option, an equal number of its Common Shares.
Special Limited Partner
In connection with the Company’s Offering, which terminated on March 31, 2017, the Special Limited Partner purchased from the Operating Partnership an aggregate of approximately 242 Subordinated Participation Interests for consideration of $12.1 million. The Subordinated Participation Interests were each purchased for $50,000 in consideration and may be entitled to receive liquidation distributions upon the liquidation of Lightstone REIT III.
As the majority owner of the Special Limited Partner, Mr. Lichtenstein is the beneficial owner of a 99% interest in such Subordinated Participation Interests and will thus receive an indirect benefit from any distributions made in respect thereof.
These Subordinated Participation Interests entitle the Special Limited Partner to a portion of any regular and liquidation distributions that the Company makes to its stockholders, but only after its stockholders have received a stated preferred return.
The Advisor and its affiliates and the Special Limited Partner are related parties of the Company. Certain of these entities are entitled to compensation for services related to the investment, management and disposition of our assets during the Company’s acquisition, operational and liquidation stages. The compensation levels during the acquisition and operational stages are based on the cost of acquired properties/investments and the annual revenue earned from such properties/investments, and other such fees and expense reimbursements as outlined in each of the respective agreements. See Note 8 – Related Party Transactions for additional information.
| 2. | Summary of Significant Accounting Policies |
The accompanying unaudited interim consolidated financial statements and related notes should be read in conjunction with the audited Consolidated Financial Statements of the Company and related notes as contained in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2019. The unaudited interim financial statements include all adjustments (consisting only of normal recurring adjustments) and accruals necessary in the judgment of management for a fair statement of the results for the periods presented. The accompanying unaudited consolidated financial statements of the Lightstone Value Plus Real Estate Investment Trust III, Inc. and its Subsidiaries have been prepared in accordance with accounting principles generally accepted in the United States of America for interim financial information and with the instructions to Form 10-Q and Rule 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.
The consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”). GAAP requires the Company’s management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses during a reporting period. The most significant assumptions and estimates relate to the valuation of real estate and depreciable lives. Application of these assumptions requires the exercise of judgment as to future uncertainties and, as a result, actual results could differ from these estimates.
The consolidated balance sheet as of December 31, 2019 included herein has been derived from the consolidated balance sheet included in the Company's Annual Report on Form 10-K.
The unaudited consolidated statements of operations for interim periods are not necessarily indicative of results for the full year or any other period.
To qualify or maintain our qualification as a REIT, we engage in certain activities through wholly-owned taxable REIT subsidiaries (“TRS”). As such, we are subject to U.S. federal and state income and franchise taxes from these activities.
| 9 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
Revenue
The following table represents the total revenues from hotel operations on a disaggregated basis:
| For the Three Months Ended September 30, | For the Nine Months Ended September 30, | |||||||||||||||
| Revenues | 2020 | 2019 | 2020 | 2019 | ||||||||||||
| Room | $ | 3,363,015 | $ | 9,148,423 | $ | 10,692,786 | $ | 24,414,976 | ||||||||
| Food, beverage and other | 109,770 | 403,264 | 406,913 | 1,097,882 | ||||||||||||
| Total revenues | $ | 3,472,785 | $ | 9,551,687 | $ | 11,099,699 | $ | 25,512,858 | ||||||||
Restricted cash
As required by the Company’s lenders, restricted cash is held in escrow accounts for anticipated capital expenditures, real estate taxes, debt service payments and other reserves for certain of the Company’s consolidated properties. Capital reserves are typically utilized for non-operating expenses such as major capital expenditures. Alternatively, a lender may require its own formula for an escrow of capital reserves. As of December 31, 2019, restricted cash also included approximately $5.2 million of the net proceeds from the October 2019 sale of the Company’s SpringHill Suites by Marriott hotel, located in Green Bay, Wisconsin. These funds were temporarily placed in escrow with a qualified intermediary to potentially facilitate a like-kind exchange transaction in accordance with Section 1031 of the Internal Revenue Code of 1986, as amended. However, the Company decided not to pursue a like-kind exchange transaction and the funds were subsequently released in May 2020.
Principles of Consolidation and Basis of Presentation
The consolidated financial statements include the accounts of Lightstone REIT III and the Operating Partnership and its subsidiaries (over which the Company exercises financial and operating control). As of September 30, 2020, Lightstone REIT III had an approximate 99% general partnership interest in the common units of the Operating Partnership. All inter-company accounts and transactions have been eliminated in consolidation.
COVID-19 Pandemic Operations and Liquidity Update
On March 11, 2020, the World Health Organization declared COVID-19 a global pandemic leading many countries, including the United States, particularly at the individual state level, to impose various restrictions and other measures, including, but not limited to, mandatory closures, quarantines, limitations on travel, “shelter in place” rules and certain other measures in an effort to reduce its duration and spread. The COVID-19 pandemic has continued to evolve and while most states have initiated a phased approach allowing for reductions and/or lifting of restrictions, the situation remains highly unpredictable and dynamic.
As a result of the COVID-19 pandemic, room demand for the Company’s consolidated and unconsolidated hotels began to significantly decline in March 2020 and these trends have continued through the third quarter. The COVID-19 pandemic has had a significant negative impact on the Company's operations and financial results to date and the Company currently expects that the COVID-19 pandemic will continue to have a significant negative impact on its results of operations, financial position and cash flow for the remainder of 2020 and into 2021. The Company cannot estimate when room demand will recover for its hotels.
In light of the impact of the COVID-19 pandemic on the operating results of its hotels, the Company has taken certain actions to preserve its liquidity, including the following:
| · | The Company has implemented cost reduction strategies for all of its hotels, which has led to reductions in both operating expenses and planned capital expenditures. |
| · | On June 2, 2020, the Company and the lender agreed to certain changes to the terms of the Company’s revolving credit facility (the “Revolving Credit Facility”), including (i) the deferral of monthly debt service for payments previously due from April 1, 2020 through September 30, 2020, which will now be due at maturity; (ii) subject to certain conditions, the interest rate spread may be reduced by 100 bps to LIBOR + 2.15%, subject to a 3.00% floor, for the six-month period beginning September 1, 2020 through February 28, 2021; (iii) the Company deposited $0.8 million into a cash collateral account to be applied against the monthly debt service payments due from October 1, 2020 through March 1, 2021; and waiver of all financial covenants for periods before June 30, 2021 and the Company is currently in discussions with the lender to further extend the waiver of all financial covenants. However, there can be no assurances that it will be successful in such endeavors. See Note 5 for additional information. |
| · | In April 2020, the Company received an aggregate of $1.5 million from loans provided under the federal Paycheck Protection Program. See Note 6 for additional information. |
| 10 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
| · | On March 19, 2020, the Company’s board of directors approved the suspension of all redemptions under the Company’s shareholder redemption program. See Note 11 for additional information. |
| · | In May 2020, the Company had approximately $5.2 million of funds released to it from an escrow account. See Note 2 for additional information. |
Based on these actions, along with its cash and cash equivalents on hand, the Company believes that it will have sufficient liquidity to meet its obligations for at least twelve months from the date of issuance of these financial statements.
New Accounting Pronouncements
The Company has reviewed and determined that other recently issued accounting pronouncements will not have a material impact on its financial position, results of operations and cash flows, or do not apply to its current operations.
| 3. | Investments in Unconsolidated Affiliated Real Estate Entities |
The entities listed below are or were partially owned by the Company. The Company accounts for these investments under the equity method of accounting as the Company exercises significant influence, but does not exercise financial and operating control over these entities. A summary of the Company’s investments in the unconsolidated affiliated real estate entities is as follows:
| As of | ||||||||||||||
| Entity | Date Acquired | Ownership % | September 30, 2020 | December 31, 2019 | ||||||||||
| RP Maximus Cove, L.L.C. (the "Cove Joint Venture") | January 31, 2017 | 22.50 | % | $ | - | $ | 14,150,280 | |||||||
| LVP LIC Hotel JV LLC (the "Hilton Garden Inn Joint Venture") | March 27, 2018 | 50.00 | % | 11,115,909 | 11,779,128 | |||||||||
| Total investments in unconsolidated affiliated real estate entities | $ | 11,115,909 | $ | 25,929,408 | ||||||||||
The Cove Joint Venture
On January 31, 2017, the Company, through its wholly owned subsidiary, REIT III COVE LLC along with LSG Cove LLC, an affiliate of the Sponsor and a related party, REIT IV COVE LLC, a wholly owned subsidiary of Lightstone Real Estate Income Trust, Inc. (“Lightstone IV”), a real estate investment trust also sponsored by the Sponsor and a related party and Maximus Cove Investor LLC (“Maximus”), an unrelated third party, completed the acquisition of all of RP Cove, L.L.C’s membership interest in RP Maximus Cove, L.L.C. (the “Cove Joint Venture”) for aggregate consideration of approximately $255.0 million (the “Cove Transaction”). The Cove Joint Venture owns and operates The Cove at Tiburon (“the Cove”), a 281-unit, luxury waterfront multifamily residential property located in Tiburon, California. Prior to entering into The Cove Transaction, Maximus previously owned a separate noncontrolling interest in the Cove Joint Venture.
The Company paid approximately $20.0 million for a 22.5% membership interest in the Cove Joint Venture. The Company’s ownership interest in the Cove Joint Venture was a non-managing interest. The Company determined that the Cove Joint Venture was a variable interest entity but the Company was not the primary beneficiary. The Company accounted for its ownership interest in the Cove Joint Venture in accordance with the equity method of accounting because it exerted significant influence over but did not control the Cove Joint Venture. The Company commenced recording its allocated portion of profit/loss and cash distributions beginning as of January 31, 2017 with respect to its 22.5% membership interest in the Cove Joint Venture.
Subsequent to the Company’s acquisition of its 22.5% membership interest in the Cove Joint Venture, it made an aggregate of $2.6 million of additional capital contributions and received aggregate distributions of $0.9 million. All of these additional capital contributions were made and distributions received in periods prior to 2020.
On December 17, 2019, REIT III Cove LLC, REIT IV Cove LLC, LSG Cove LLC (collectively, the “Redeemers”), Maximus and the Cove Joint Venture entered into a redemption agreement (the “Redemption Agreement”), pursuant to which the Cove Joint Venture would redeem the membership interests of the Redeemers for an aggregate redemption price of approximately $87.6 million.
| 11 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
On February 12, 2020, the Cove Joint Venture completed the redemption of the Redeemers’ membership interests in the Cove Joint Venture pursuant to the terms of the Redemption Agreement for an aggregate redemption price of approximately $87.6 million. In connection, with the redemption of its 22.5% membership interest in the Cove Joint Venture, the Company received proceeds of approximately $21.9 million which resulted in a gain on the disposition of investment in unconsolidated affiliated real estate entity of approximately $7.9 million during the first quarter of 2020, which is included on the consolidated statements of operations for the nine months ended September 30, 2020. As a result of the redemption of its 22.5% membership interest in the Cove Joint Venture on February 12, 2020, the Company no longer has an ownership interest in the Cove Joint Venture.
During August 2020, the Company received $0.1 million of additional proceeds related to the redemption of its membership interest in the Cove Joint Venture and recognized a gain on the disposition of investment in unconsolidated affiliated real estate entity of $0.1 million during the third quarter of 2020. As a result, the Company has recognized an aggregate gain on the disposition of investment in unconsolidated affiliated real estate entity of approximately $8.0 million during the nine months ended September 30, 2020.
The Cove Joint Venture Financial Information
The Company’s carrying value of its interest in the Cove Joint Venture differed from its share of member’s equity reported in the condensed balance sheet of the Cove Joint Venture because the Company’s basis of its investment was in excess of the historical net book value of the Cove Joint Venture. The Company’s additional basis was allocated to depreciable assets was recognized on a straight-line basis over the lives of the appropriate assets.
The following table represents the unaudited condensed income statements for the Cove Joint Venture:
| (amounts in thousands) | For the Period January 1 through February 12, 2020 | For the Three Months Ended September 30, 2019 | For the Nine Months Ended September 30, 2019 | |||||||||
| Revenues | $ | 1,375 | $ | 4,227 | $ | 11,912 | ||||||
| Property operating expenses | 430 | 1,297 | 3,774 | |||||||||
| General and administrative costs | 13 | 17 | 83 | |||||||||
| Depreciation and amortization | 960 | 2,884 | 8,620 | |||||||||
| Operating loss/(income) | (28 | ) | 29 | (565 | ) | |||||||
| Loss on debt extinguishment | - | - | (1,526 | ) | ||||||||
| Interest expense and other, net | (652 | ) | (2,019 | ) | (7,470 | ) | ||||||
| Net loss | $ | (680 | ) | $ | (1,990 | ) | $ | (9,561 | ) | |||
| Company's share of net loss (22.50%) | $ | (153 | ) | $ | (448 | ) | $ | (2,151 | ) | |||
| Adjustment to depreciation and amortization expense (1) | (5 | ) | (10 | ) | (30 | ) | ||||||
| Company's loss from investment | $ | (158 | ) | $ | (458 | ) | $ | (2,181 | ) | |||
The following table represents the unaudited condensed balance sheet for the Cove Joint Venture:
| As of | ||||
| (amounts in thousands) | December 31, 2019 | |||
| Real estate, at cost (net) | $ | 138,045 | ||
| Cash and restricted cash | 1,491 | |||
| Other assets | 1,141 | |||
| Total assets | $ | 140,677 | ||
| Mortgage payable, net | $ | 178,353 | ||
| Other liabilities | 1,339 | |||
| Members' deficit (1) | (39,015 | ) | ||
| Total liabilities and members' deficit | $ | 140,677 | ||
| 1) | The adjustment to depreciation and amortization expense relates to the difference between the Company’s basis in the Cove Joint Venture and the amount of the underlying equity in net assets of the Cove Joint Venture. |
| 12 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
Hilton Garden Inn Joint Venture
On March 27, 2018, the Company and its Sponsor’s other public program, Lightstone Value Plus Real Estate Investment Trust II, Inc. (“Lightstone REIT II”), acquired, through the Hilton Garden Inn Joint Venture, a 183-room, limited-service hotel located at 29-21 41st Avenue, Long Island City, New York (the “Hilton Garden Inn - Long Island City”) from an unrelated third party, for aggregate consideration of approximately $60.0 million, which consisted of $25.0 million of cash and $35.0 million of proceeds from a mortgage loan from a financial institution(the “Hilton Garden Inn Mortgage”), excluding closing and other related transaction costs. The Company and Lightstone REIT II each have a 50.0% membership interest in the Hilton Garden Inn Joint Venture.
The Company paid approximately $12.9 million for a 50.0% membership interest in the Hilton Garden Inn Joint Venture. The Company’s membership interest in the Hilton Garden Inn Joint Venture is a co-managing interest. The Company accounts for its membership interest in the Hilton Garden Inn Joint Venture in accordance with the equity method of accounting because it exerts significant influence over but does not control the Hilton Garden Inn Joint Venture. All capital contributions and distributions of earnings from the Hilton Garden Inn Joint Venture are made on a pro rata basis in proportion to each member’s equity interest percentage. Any distributions in excess of earnings from the Hilton Garden Inn Joint Venture are made to the members pursuant to the terms of the Hilton Garden Inn Joint Venture’s operating agreement. The Company commenced recording its allocated portion of profit/loss and cash distributions beginning as of March 27, 2018 with respect to its membership interest of 50.0% in the Hilton Garden Inn Joint Venture.
On June 2, 2020, the Hilton Garden Inn Joint Venture and the lender agreed to certain changes to the terms of the Hilton Garden Inn Mortgage, including (i) the deferral of monthly debt service for payments previously due from April 1, 2020 through September 30, 2020, which are now due at maturity (March 27, 2023); (ii) subject to certain conditions, the interest rate spread was reduced by 100 bps to LIBOR + 2.15%, subject to a 4.03% floor, for the six-month period beginning September 1, 2020 through February 28, 2021; (iii) the Hilton Garden Inn Joint Venture deposited $1.2 million into a cash collateral account to be applied against the monthly debt service payments due from October 1, 2020 through March 1, 2021; and waiver of all financial covenants for periods before June 30, 2021. The Hilton Garden Inn Joint Venture is currently in discussions with the lender to further extend the waiver of all financial covenants. However, there can be no assurances that it will be successful in such endeavors.
Subsequent to the Company’s acquisition of its 50.0% membership interest in the Hilton Garden Joint Venture through September 30, 2020, it has made an aggregate of $1.5 million of additional capital contributions (of which $0.9 million was made in 2020) and received aggregate distributions of $1.5 million (of which $44,000 was received in 2020).
Hilton Garden Inn Joint Venture Financial Information
The following table represents the condensed income statement for the Hilton Garden Inn Joint Venture for the period indicated:
| (amounts in thousands) | For the Three Months Ended September 30, 2020 | For the Three Months Ended September 30, 2019 | For the Nine Months Ended September 30, 2020 | For the Nine Months Ended September 30, 2019 | ||||||||||||
| Revenues | $ | 701 | $ | 3,016 | $ | 2,921 | $ | 8,110 | ||||||||
| Property operating expenses | 674 | 1,750 | 2,635 | 5,020 | ||||||||||||
| General and administrative costs | 4 | 1 | 33 | (21 | ) | |||||||||||
| Depreciation and amortization | 641 | 629 | 1,886 | 1,898 | ||||||||||||
| Operating (loss)/income | (618 | ) | 636 | (1,633 | ) | 1,213 | ||||||||||
| Interest expense | (435 | ) | (505 | ) | (1,352 | ) | (1,531 | ) | ||||||||
| Net (loss)/income | $ | (1,053 | ) | $ | 131 | $ | (2,985 | ) | $ | (318 | ) | |||||
| Company's share of net (loss)/income (50.00%) | $ | (527 | ) | $ | 66 | $ | (1,493 | ) | $ | (159 | ) | |||||
| 13 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
The following table represents the condensed balance sheet for the Hilton Garden Inn Joint Venture:
| As of | As of | |||||||
| September 30, 2020 | December 31, 2019 | |||||||
| (amounts in thousands) | ||||||||
| Investment property, net | $ | 55,457 | $ | 56,775 | ||||
| Cash | 926 | 904 | ||||||
| Other assets | 1,743 | 894 | ||||||
| Total assets | $ | 58,126 | $ | 58,573 | ||||
| Mortgage payable, net | $ | 35,239 | $ | 34,821 | ||||
| Other liabilities | 1,255 | 794 | ||||||
| Members' capital | 21,632 | 22,958 | ||||||
| Total liabilities and members' capital | $ | 58,126 | $ | 58,573 | ||||
| 4. | Marketable Securities and Fair Value Measurements |
Marketable Securities
The following is a summary of the Company’s available for sale securities as of the dates indicated:
| As of September 30, 2020 | ||||||||||||||||
| Adjusted Cost | Gross Unrealized Gains | Gross Unrealized Losses | Fair Value | |||||||||||||
| Marketable Securities: | ||||||||||||||||
| Equity securities: | ||||||||||||||||
| Mutual funds | $ | 464,805 | $ | 1,348 | $ | - | $ | 466,153 | ||||||||
| Debt securities: | ||||||||||||||||
| Corporate Bonds | 2,919,108 | - | (357,183 | ) | 2,561,925 | |||||||||||
| Total | $ | 3,383,913 | $ | 1,348 | $ | (357,183 | ) | $ | 3,028,078 | |||||||
| As of December 31, 2019 | ||||||||||||||||
| Adjusted Cost | Gross Unrealized Gains | Gross Unrealized Losses | Fair Value | |||||||||||||
| Marketable Securities: | ||||||||||||||||
| Equity securities: | ||||||||||||||||
| Mutual funds | $ | 387,529 | $ | 805 | $ | - | $ | 388,334 | ||||||||
| Debt securities: | ||||||||||||||||
| Corporate Bonds | 2,919,095 | 60,550 | (139,220 | ) | 2,840,425 | |||||||||||
| Total | $ | 3,306,624 | $ | 61,355 | $ | (139,220 | ) | $ | 3,228,759 | |||||||
During 2020, financial markets experienced significant volatility in response to the current COVID-19 pandemic, including significant changes in market interest rates and market prices of certain equity securities. During the three and nine months ended September 30, 2020, the Company experienced a holding gain of approximately $0.1 million and a holding loss of approximately $0.3 million on its available for sale marketable debt securities, respectively. The holding gain and loss are included in the Company’s consolidated statements of comprehensive income. As a result, the Company’s marketable debt securities had an aggregate net unrealized loss of approximately $0.4 million as of September 30, 2020.
| 14 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
The Company considers the declines in market value of its investments in debt securities to be temporary in nature as the unrealized losses were caused primarily by financial market volatility associated with the current COVID-19 pandemic resulting in significant reductions in market interest rates and market prices of certain debt securities. When evaluating its investments in debt securities for other-than-temporary impairment, the Company reviews factors such as the length of time and extent to which fair value has been below cost basis, the financial condition of the issuer and any changes thereto, and the Company’s intent to sell, or whether it is more likely than not it will be required to sell, the debt security before recovery of its amortized cost basis. During the nine months ended September 30, 2020 and 2019, the Company did not recognize any impairment charges on its investments in debt securities. As of September 30, 2020, the Company does not consider any of its investments in debt securities to be other-than-temporarily impaired.
The Company may sell certain of its investments in marketable debt securities prior to their stated maturities for strategic purposes, in anticipation of credit deterioration, or for duration management.
Fair Value Measurements
Fair value is defined as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. Valuation techniques used to measure fair value must maximize the use of observable inputs and minimize the use of unobservable inputs.
The standard describes a fair value hierarchy based on three levels of inputs, of which the first two are considered observable and the last unobservable, that may be used to measure fair value:
| • | Level 1 – Quoted prices in active markets for identical assets or liabilities. | ||
| • | Level 2 – Inputs other than Level 1 that are observable, either directly or indirectly, such as quoted prices for similar assets or liabilities; quoted prices in markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities. | ||
| • | Level 3 – Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets or liabilities. |
As of September 30, 2020 and December 31, 2019, the Company’s equity securities were classified as Level 1 assets and the Company’s debt securities were classified as Level 2 assets. There were no transfers between the level classifications during the during the nine months ended September 30, 2020.
The fair values of the Company’s investments in equity securities are measured using quoted prices in active markets for identical assets and debt securities are measured using readily available quoted prices for similar assets.
The following table summarizes the estimated fair value of our investments in marketable debt securities with stated contractual maturity dates, accounted for as available-for-sale securities and classified by the contractual maturity date of the securities:
| As of September 30, 2020 | ||||
| Due in 1 year | $ | - | ||
| Due in 1 year through 5 years | 2,155,050 | |||
| Due in 5 year through 10 years | - | |||
| Due after 10 years | 406,875 | |||
| Total | $ | 2,561,925 | ||
The Company did not have any other significant financial assets or liabilities, which would require revised valuations that are recognized at fair value.
| 15 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
| 5. | Mortgages payable, net |
Mortgages payable, net consists of the following:
| Weighted Average Interest Rate | ||||||||||||||||||||||
| Description | Interest Rate | as of September 30, 2020 | Maturity Date | Amount Due at Maturity | As of September 30, 2020 | As of December 31, 2019 | ||||||||||||||||
| Revolving Credit Facility | LIBOR + 2.15% (floor of 3.00%) | 4.16 | % | July 2022 | $ | 38,414,814 | $ | 38,414,814 | $ | 38,988,014 | ||||||||||||
| Promissory Note, secured by two properties | 4.73 | % | 4.73 | % | October 2021 | 26,127,572 | 26,635,069 | 26,995,705 | ||||||||||||||
| Total mortgages payable | 4.55 | % | $ | 64,542,386 | 65,049,883 | 65,983,719 | ||||||||||||||||
| Less: Deferred financing costs | (206,745 | ) | (342,442 | ) | ||||||||||||||||||
| Total mortgage payable, net | $ | 64,843,138 | $ | 65,641,277 | ||||||||||||||||||
Revolving Credit Facility
The Company, through certain subsidiaries, has a non-recourse Revolving Credit Facility with a financial institution. The Revolving Credit Facility provides the Company with a line of credit of up to $60.0 million pursuant to which it may designate properties as collateral that allow borrowings up to a 65.0% loan-to-value ratio subject to also meeting certain financial covenants, including a prescribed minimum debt yield. The Revolving Credit Facility provides for monthly interest-only payments and the entire principal balance is due upon its expiration.
The Revolving Credit Facility, which was entered into on July 13, 2016, had an initial maturity date of July 13, 2019, subject to two one-year options to extend at the sole discretion of the lender. The initial interest rate on the Revolving Credit Facility was LIBOR+ 4.95% until it was reduced to LIBOR + 3.50% effective June 18, 2018. On July 11, 2019, the Company and the lender amended the Revolving Credit Facility to extend the initial maturity date for 60 days to provide additional time to finalize the terms of a long-term extension. In connection with this amendment, the interest rate on the Revolving Credit Facility was reduced from LIBOR + 3.50% to LIBOR + 3.15%, effective July 1, 2019 and the requirements under the minimum debt yield ratio were modified effective as of March 31, 2019. On August 22, 2019, the Company and the lender further amended the Revolving Credit Facility to extend the maturity date to July 13, 2022, subject to two, one-year options to extend at the sole discretion of the lender. In connection with this amendment, the Company made principal paydowns of approximately $0.6 million on both August 22, 2019 and December 31, 2019, respectively, and in certain circumstances would be required to make an additional principal paydown of approximately $0.6 million on April 1, 2020.
On June 2, 2020, the Company and the lender agreed to certain changes to the terms of the Company’s revolving credit facility (the “Revolving Credit Facility”), including (i) the deferral of monthly debt service for payments previously due from April 1, 2020 through September 30, 2020, which are now due at maturity; (ii) subject to certain conditions, the interest rate spread was reduced by 100 bps to LIBOR + 2.15%, subject to a 3.00% floor, for the six-month period beginning September 1, 2020 through February 28, 2021; (iii) the Company deposited $0.8 million into a cash collateral account (which is classified as restricted cash on the consolidated balance sheets) to be applied against the monthly debt service payments due from October 1, 2020 through March 1, 2021; and waiver of all financial covenants for periods before June 30, 2021 and the Company is currently in discussions with the lender to further extend the waiver of all financial covenants. However, there can be no assurances that it will be successful in such endeavors. Additionally, a principal paydown of approximately $0.6 million, which was previously due on April 1, 2020 was bifurcated into two separate principal paydowns, each one approximately $0.3 million, which were made in June 2020 and September 2020.
As of September 30, 2020, the Revolving Credit Facility had an outstanding principal balance of approximately $38.4 million and six of the Company’s hotel properties were pledged as collateral.
Home2 Suites Promissory Note
On October 5, 2016, the Company entered into a non-recourse promissory note (the “Home2 Suites Promissory Note”) for $28.4 million. The Promissory Note has a term of five years, bears interest at 4.73% and requires monthly interest and principal payments of $147,806 through its stated maturity with the then remaining unpaid balance of approximately $26.1 million due upon maturity. The Home2 Suites Promissory Note is cross-collateralized by two of the Company’s hotel properties (Home2 Suites – Tukwila and Home2 Suites – Salt Lake City).
| 16 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
Although the Company is current with respect to the payment of debt service on its nonrecourse Home2 Suites Promissory Note, it did not meet the required minimum debt service coverage ratio for the third quarter of 2020 because of the impact of the COVID-19 pandemic on the operating performance of these two hotels. As a result, the lender may elect to retain any excess cash flow from these two hotels until such time as a prescribed minimum debt service coverage ratio is achieved for two successive quarters. If the lender elects to retain any excess cash flow from these two hotels, the Company does not believe it would have a material effect on its liquidity or financial condition.
Principal Maturities
The following table, based on the initial terms of the mortgage, sets forth their aggregate estimated contractual principal maturities, including balloon payments due at maturity, as of September 30, 2020:
| 2020 | 2021 | 2022 | 2023 | 2024 | Thereafter | Total | ||||||||||||||||||||||
| Principal maturities | $ | 125,456 | $ | 26,509,613 | $ | 38,414,814 | $ | - | $ | - | $ | - | $ | 65,049,883 | ||||||||||||||
| Less: Deferred financing costs | (206,745 | ) | ||||||||||||||||||||||||||
| Total principal maturities, net | $ | 64,843,138 | ||||||||||||||||||||||||||
Pursuant to the Company’s debt agreements, approximately $3.3 million and $2.3 million of funds were held in restricted escrow accounts as of September 30, 2020 and December 31, 2019, respectively. Such escrows are subject to release in accordance with the applicable debt agreement for the payment of real estate taxes, debt service payments, insurance and capital improvements, as required. Certain of our debt agreements contain clauses providing for prepayment penalties.
6. Notes Payable
During April 2020, the Company, through various subsidiaries (each such entity, a “Borrower”), received aggregate funding of $1.5 million through loans (the “PPP Loans”) originated under the federal Paycheck Protection Program, which was established under the Coronavirus Aid, Relief, and Economic Security Act (the “CARES Act”) and is administered by the U.S. Small Business Administration. The PPP Loans each have a term of five years and provide for an interest rate of 1.00%. The payment of principal and interest on the PPP loan is deferred until the day that the forgiven amount is remitted to the lender (approximately five months after the forgiveness application is submitted to the lender, unless the Borrower appeals a denial of forgiveness) or ten months after the end of the Borrower’s covered period, whichever is earlier. Pursuant to the terms of the CARES Act, the proceeds of the PPP Loans may be used for payroll costs, mortgage interest, rent or utility costs.
The promissory note for each of the PPP Loans contains customary events of default relating to, among other things, payment defaults and breach of representations and warranties or of provisions of the relevant promissory note. Under the terms of the CARES Act, each Borrower can apply for and be granted forgiveness for all or a portion of the PPP Loans. Such forgiveness will be determined, subject to limitations, based on the use of loan proceeds in accordance with the terms of the CARES Act. Although the Company intends for each Borrower to apply for loan forgiveness, no assurance can be given that any Borrower will ultimately obtain forgiveness under any relevant PPP Loan, in whole or in part. As of September 30, 2020, the PPP Loans had an outstanding balance of $1.5 million and are classified as Notes Payable on the consolidated balance sheets.
| 7. | Earnings per Share |
The Company had no potentially dilutive securities outstanding during the periods presented. Accordingly, basic and diluted earnings per share is calculated by dividing earnings attributable to common shareholders by the weighted-average number of shares of common stock outstanding during the applicable period.
| 8. | Related Party Transactions |
Due to related parties and other transactions
The Company has agreements with the Advisor to pay certain fees in exchange for services performed by the Advisor and/or its affiliated entities. Additionally, the Company’s ability to secure financing and its real estate operations are dependent upon its Advisor and its affiliates to perform such services as provided in these agreements. Amounts the Company owes to the Advisor and its affiliated entities are principally for asset management fees, and are classified as due to related parties on the consolidated balance sheets.
| 17 |
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements
(Unaudited)
The following table represents the fees incurred associated with the payments to the Company’s Advisor for the periods indicated:
| For the Three Months Ended September 30, | For the Nine Months Ended September 30, | |||||||||||||||
| 2020 | 2019 | 2020 | 2019 | |||||||||||||
| Development fees (1) | $ | - | $ | - | $ | - | $ | 4,954 | ||||||||
| Disposition fees (general and administrative costs) | - | - | 39,200 | - | ||||||||||||
| Asset management fees (general and administrative costs) | 300,292 | 460,009 | 955,706 | 1,370,791 | ||||||||||||
| Total | $ | 300,292 | $ | 460,009 | $ | 994,906 | $ | 1,375,745 | ||||||||
(1) Generally, capitalized and amortized over the estimated useful life of the associated asset.
| 9. | Financial Instruments |
The carrying amounts reported in the consolidated balance sheets for cash, accounts receivable and other assets, accounts payable and other accrued expenses and due to/from related parties approximated their fair values because of the short maturity of these instruments.
The estimated fair value of our mortgages payable is as follows:
| As of September 30, 2020 | As of December 31, 2019 | |||||||||||||||
| Carrying Amount | Estimated Fair Value | Carrying Amount | Estimated Fair Value | |||||||||||||
| Mortgages payable | $ | 65,049,883 | $ | 64,864,326 | $ | 65,983,719 | $ | 65,974,411 | ||||||||
The fair value of our mortgages payable was determined by discounting the future contractual interest and principal payments by market interest rates.
10. Commitments and Contingencies
Legal Proceedings
From time to time in the ordinary course of business, the Company may become subject to legal proceedings, claims or disputes. As of the date hereof, we are not a party to any material pending legal proceedings.
11. Share Repurchase Program
The Company’s share repurchase program may provide its stockholders with limited, interim liquidity by enabling them to sell their shares of common stock back to the Company, subject to certain restrictions. From the Company’s date of inception through December 31, 2019 we repurchased 397,370 shares of common stock, pursuant to our share repurchase program. We repurchased the shares at an average price per share of $9.72 per share. For the period from January 1 through March 18, 2020, 80,436 shares of common stock were repurchased under our share repurchase program at an average price per share of $9.92 per share.
On March 19, 2020, the Board of Directors amended the share repurchase program to remove stockholder notice requirements and also approved the suspension of all redemptions effective immediately.
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PART I. FINANCIAL INFORMATION, CONTINUED:
ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS.
The following discussion and analysis should be read in conjunction with the accompanying consolidated financial statements of Lightstone Value Plus Real Estate Investment Trust III, Inc. and Subsidiaries and the notes thereto. As used herein, the terms “we,” “our” and “us” refer to Lightstone Value Plus Real Estate Investment Trust III, Inc., a Maryland corporation, and, as required by context, Lightstone Value Plus REIT III, L.P., which we collectively refer to as the “Operating Partnership”.
Forward-Looking Statements
Certain information included in this Quarterly Report on Form 10-Q contains, and other materials filed or to be filed by us with the United States Securities and Exchange Commission (the “SEC”), contain or will contain, forward-looking statements. All statements, other than statements of historical facts, including, among others, statements regarding our possible or assumed future results of our business, financial condition, liquidity, results of operations, plans and objectives, are forward-looking statements. Those statements include statements regarding the intent, belief or current expectations of Lightstone Value Plus Real Estate Investment Trust III, Inc. and members of our management team, as well as the assumptions on which such statements are based, and generally are identified by the use of words such as “may,” “will,” “seeks,” “anticipates,” “believes,” “estimates,” “expects,” “plans,” “intends,” “should” or similar expressions. Forward-looking statements are not guarantees of future performance and involve risks and uncertainties that actual results may differ materially from those contemplated by such forward-looking statements.
Such statements are based on assumptions and expectations which may not be realized and are inherently subject to risks and uncertainties, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Future events and actual results, financial and otherwise, may differ from the results discussed in the forward-looking statements.
Risks and other factors that might cause differences, some of which could be material, include, but are not limited to, economic and market conditions, competition, tenant or joint venture partner(s) bankruptcies, our lack of operating history, the availability of cash flows from operations to pay distributions, changes in governmental, tax, real estate and zoning laws and regulations, failure to increase tenant occupancy and operating income, rejection of leases by tenants in bankruptcy, financing and development risks, construction and lease-up delays, cost overruns, the level and volatility of interest rates, the rate of revenue increases versus expense increases, the financial stability of various tenants and industries, the failure of the Company to make additional investments in real estate properties, the failure to upgrade our tenant mix, restrictions in current financing arrangements, the failure to fully recover tenant obligations for common area maintenance, insurance, taxes and other property expenses, the failure of the Company to continue to qualify as a real estate investment trust (“REIT”), the failure to refinance debt at favorable terms and conditions, an increase in impairment charges, loss of key personnel, failure to achieve earnings/funds from operations targets or estimates, conflicts of interest with the Advisor and the Sponsor and their affiliates, failure of joint venture relationships, significant costs related to environmental issues and uncertainties regarding the impact of the current COVID-19 pandemic, and restrictions and other measures intended to prevent its spread on our business and the economy generally, as well as other risks listed from time to time in this Form 10-Q, our Form 10-K and in the Company’s other reports filed with the SEC.
We believe these forward-looking statements are reasonable; however, undue reliance should not be placed on any forward-looking statements, which are based on current expectations. All written and oral forward-looking statements attributable to us, or persons acting on our behalf, are qualified in their entirety by these cautionary statements. Further, forward-looking statements speak only as of the date they are made, and we undertake no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time unless required by law.
Overview
Lightstone Value Plus Real Estate Investment Trust III, Inc. (‘‘Lightstone REIT III’’), is a Maryland corporation, formed on October 5, 2012, which elected to qualify to be taxed as a real estate investment trust (“REIT”) for U.S. federal income tax purposes beginning with the taxable year ending December 31, 2015.
Lightstone REIT III is structured as an umbrella partnership REIT (“UPREIT”), and substantially all of its current and future business is and will be conducted through Lightstone Value Plus REIT III LP, a Delaware limited partnership (the “Operating Partnership”). As of September 30, 2020, Lightstone REIT III held an approximately 99% general partnership interest in the Operating Partnership’s common units.
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Lightstone REIT III and the Operating Partnership and its subsidiaries are collectively referred to as the “Company” and the use of “we,” “our,” “us” or similar pronouns in this annual report refers to the Lightstone REIT III, its Operating Partnership or the Company as required by the context in which such pronoun is used.
We have and will continue to seek to acquire a diverse portfolio of real estate assets and real estate-related investments, including hotels, other commercial and/or residential properties, primarily located in the United States. All such properties may be acquired and operated by us alone or jointly with another party. We may also originate or acquire mortgage loans secured by real estate. Although we expect that most of our investments will be of these types, we may make other investments. In fact, we may invest in whatever types of real estate-related investments that we believe are in our best interests.
We currently have one operating segment. As of September 30, 2020, we majority owned and consolidated the operating results and financial condition of eight limited service hotels containing a total of 872 rooms and held an unconsolidated 50.0% membership interest in LVP LIC Hotel JV LLC (the “Hilton Garden Inn Joint Venture”). We account for our unconsolidated membership interests in the Hilton Garden Inn Joint Venture under the equity method of accounting.
Our advisor is Lightstone Value Plus REIT III LLC (the “Advisor”), which is majority owned by David Lichtenstein. On July 16, 2014, the Advisor contributed $2,000 to the Operating Partnership in exchange for 200 limited partner units in the Operating Partnership. Our Advisor also owns 20,000 shares of our common stock (“Common Shares”) which were issued on December 24, 2012 for $200,000, or $10.00 per share. Mr. Lichtenstein also is the majority owner of the equity interests of the Lightstone Group, LLC. The Lightstone Group, LLC served as our sponsor (the ‘‘Sponsor’’) during our initial public offering (the “Offering”) which terminated on March 31, 2017. Mr. Lichtenstein owns 222,222 Common Shares which were issued on December 11, 2014 for $2.0 million, or $9.00 per share. Subject to the oversight of our board of directors (the “Board of Directors”), the Advisor has primary responsibility for making investment decisions on our behalf and managing our day-to-day operations. Through his ownership and control of The Lightstone Group, LLC, Mr. Lichtenstein is the indirect owner and manager of Lightstone SLP III LLC, a Delaware limited liability company (the “Special Limited Partner”), which owns 242 subordinated participation interests (“Subordinated Participation Interests”) in the Operating Partnership which were acquired for $12.1 million in connection with our Offering. Mr. Lichtenstein also acts as our Chairman and Chief Executive Officer. As a result, he exerts influence over but does not control Lightstone REIT III or the Operating Partnership.
We do not have employees. The Advisor receives compensation and fees for services related to the investment and management of our assets.
Our Advisor has affiliated property managers (the “Property Managers”), which may manage certain of the properties we acquire. We also use other unaffiliated third-party property managers, principally for the management of our hospitality properties.
Our Common Shares are not currently listed on a national securities exchange. We may seek to list our Common Shares for trading on a national securities exchange only if a majority of our independent directors believe listing would be in the best interest of our stockholders. We do not intend to list our Common Shares at this time. We do not anticipate that there would be any active market for our Common Shares until they are listed for trading. In the event we do not begin the process of achieving a liquidity event prior to March 31, 2025, which is the eighth anniversary of the termination of our Offering, our charter requires either (a) an amendment to our charter to extend the deadline to begin the process of achieving a liquidity event, or (b) the holding of a stockholders meeting to vote on a proposal for an orderly liquidation of our portfolio.
Noncontrolling Interests – Partners of the Operating Partnership
Limited Partner
On July 16, 2014, the Advisor contributed $2,000 to the Operating Partnership in exchange for 200 limited partner units in the Operating Partnership. The Advisor has the right to convert the limited partner units into cash or, at our option, an equal number of our Common Shares.
Special Limited Partner
In connection with our Offering, which terminated on March, 2017, the Special Limited Partner purchased from the Operating Partnership an aggregate of approximately 242 Subordinated Participation Interests for consideration of $12.1 million. The Subordinated Participation Interests were each purchased for $50,000 in consideration and may be entitled to receive liquidation distributions upon the liquidation of Lightstone REIT III.
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As the majority owner of the Special Limited Partner, Mr. Lichtenstein is the beneficial owner of a 99% interest in such Subordinated Participation Interests and will thus receive an indirect benefit from any distributions made in respect thereof.
These Subordinated Participation Interests entitle the Special Limited Partner to a portion of any regular and liquidation distributions that we make to our stockholders, but only after our stockholders have received a stated preferred return.
Tax Status
We elected to qualify and be taxed as a REIT for U.S. federal income tax purposes beginning with the taxable year ended December 31, 2015. As a REIT, we generally will not be subject to U.S. federal income tax on our net taxable income that we distribute currently to our stockholders. To maintain our REIT qualification under the Internal Revenue Code of 1986, as amended, (the “Code”), we must meet a number of organizational and operational requirements, including a requirement that we annually distribute to our stockholders at least 90% of our REIT taxable income, which does not equal net income, as calculated in accordance with accounting principles generally accepted in the United States of America, determined without regard to the deduction for dividends paid and excluding any net capital gain. If we fail to remain qualified for taxation as a REIT in any subsequent year and do not qualify for certain statutory relief provisions, our income for that year will be taxed at regular corporate rates, and we may be precluded from qualifying for treatment as a REIT for the four-year period following our failure to qualify as a REIT. Such an event could materially adversely affect our net income and net cash available for distribution to our stockholders.
We engage in certain activities through taxable REIT subsidiaries ("TRSs"), including when we acquire a hotel we usually establish a TRS which then enters into an operating lease agreement for the hotel. As such, we may be subject to U.S. federal and state income taxes and franchise taxes from these activities.
Current Environment
Our operating results are substantially impacted by the overall health of local, U.S. national and global economies and may be influenced by market and other challenges. Additionally, our business and financial performance may be adversely affected by current and future economic and other conditions; including, but not limited to, availability or terms of financings, financial markets volatility, political upheaval or uncertainty, natural and man-made disasters, terrorism and acts of war, unfavorable changes in laws and regulations, outbreaks of contagious diseases, cybercrime, loss of key relationships, and recession.
COVID-19 Pandemic Operations and Liquidity Update
On March 11, 2020, the World Health Organization declared COVID-19 a global pandemic leading many countries, including the United States, particularly at the individual state level, to impose various restrictions and other measures, including, but not limited to, mandatory closures, quarantines, limitations on travel, “shelter in place” rules and certain other measures in an effort to reduce its duration and spread. The COVID-19 pandemic has continued to evolve and while most states have initiated a phased approach allowing for reductions and/or lifting of restrictions, the situation remains highly unpredictable and dynamic.
As a result of the COVID-19 pandemic, room demand for our consolidated and unconsolidated hotels began to significantly decline in March 2020 and these trends have continued through the third quarter. The COVID-19 pandemic has had a significant negative impact on our operations and financial results to date and we currently expect that the COVID-19 pandemic will continue to have a significant negative impact on our results of operations, financial position and cash flow for the remainder of 2020 and into 2021. We cannot estimate when room demand will recover for our hotels.
In light of the impact of the COVID-19 pandemic on the operating results of our hotels, we have taken certain actions to preserve our liquidity, including the following:
| · | We have implemented cost reduction strategies for all of our hotels, which has led to reductions in both operating expenses and planned capital expenditures. |
| · | On June 2, 2020, we and the lender agreed to certain changes to the terms of our revolving credit facility (the “Revolving Credit Facility”), including (i) the deferral of monthly debt service for payments previously due from April 1, 2020 through September 30, 2020, which are now due at maturity; (ii) subject to certain conditions, the interest rate spread was reduced by 100 bps to LIBOR + 2.15%, subject to a 3.00% floor, for the six-month period beginning September 1, 2020 through February 28, 2021; (iii) we deposited $0.8 million into a cash collateral account to be applied against the monthly debt service payments due from October 1, 2020 through March 1, 2021; and waiver of all financial covenants for periods before June 30, 2021 and we are currently in discussions with the lender to further extend the waiver of all financial covenants. However, there can be no assurances that we will be successful in such endeavors. See Note 5 of the Notes to Consolidated Financial Statements for additional information. |
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| · | On March 19, 2020, our board of directors approved the suspension of all redemptions under our shareholder redemption program. See Note 11 of the Notes to Consolidated Financial Statements for additional information. |
| · | In April 2020, we received an aggregate of $1.5 million from loans provided under the federal Paycheck Protection Program. See Note 6 of the Notes to Consolidated Financial Statements for additional information. |
| · | In May 2020, we had approximately $5.2 million of funds released to us from an escrow account. See Note 2 of the Notes to Consolidated Financial Statements for additional information. |
Based on these actions, along with its cash and cash equivalents on hand, we believe that we will have sufficient liquidity to meet our obligations for at least twelve months from the date of issuance of these financial statements.
We are not currently aware of any other material trends or uncertainties, favorable or unfavorable, that may be reasonably anticipated to have a material impact on either capital resources or the revenues or income to be derived from our operations, other than those referred to above or throughout this Form 10-Q.
Portfolio Summary –
| Year to Date | Percentage Occupied for the Nine Months Ended | Revenue
per Available Room for the Nine Months Ended | Average
Daily Rate For the Nine Months Ended | ||||||||||||||||||||
| Location | Year Built | Date Acquired | Available Rooms | September 30, 2020 |
September 30, 2020 | September
30, 2020 | |||||||||||||||||
| Wholly-Owned and Consolidated Hospitality Properties: | |||||||||||||||||||||||
| Hampton Inn – Des Moines | Des Moines, Iowa | 1987 | 2/4/2015 | 32,880 | 41 | % | $ | 38.13 | $ | 93.21 | |||||||||||||
| Courtyard - Durham | Durham, North Carolina | 1996 | 5/15/2015 | 40,004 | 45 | % | 40.60 | 90.16 | |||||||||||||||
| Hampton Inn – Lansing | Lansing, Michigan | 2013 | 3/10/2016 | 23,564 | 53 | % | 45.54 | 85.17 | |||||||||||||||
| Courtyard - Warwick | Warwick, Rhode Island | 2003 | 3/23/2016 | 25,208 | 33 | % | 36.69 | 112.12 | |||||||||||||||
| Home2 Suites – Salt Lake | Salt Lake City, Utah | 2013 | 8/2/2016 | 34,250 | 45 | % | 37.43 | 82.79 | |||||||||||||||
| Home2 Suites – Tukwila | Tukwila, Washington | 2015 | 8/2/2016 | 38,086 | 72 | % | 68.63 | 95.12 | |||||||||||||||
| Fairfield Inn – Austin (1) | Austin, Texas | 2014 | 9/13/2016 | 23,016 | 39 | % | 31.44 | 81.52 | |||||||||||||||
| Staybridge Suites – Austin (1) | Austin, Texas | 2009 | 10/7/2016 | 22,000 | 65 | % | 54.44 | 83.78 | |||||||||||||||
| Total | 239,008 | 49.6 | % | $ | 44.74 | $ | 90.28 | ||||||||||||||||
Unconsolidated Affiliated Real Estate Entity:
| Hospitality | Percentage Occupied for the Nine Months Ended | Revenue
per Available Room for the Nine Months Ended | Average
Daily Rate For the Nine Months Ended | |||||||||||||||||||||
| Location | Year Built | Date Acquired | Year
to Date Available Rooms | September 30, 2020 |
September 30, 2020 | September
30, 2020 | ||||||||||||||||||
| Hilton Garden Inn - Long Island City | Long Island City, New York | 2014 | 3/27/2018 | 50,142 | 49.5 | % | $ | 54.33 | $ | 109.87 | ||||||||||||||
Critical Accounting Policies and Estimates
There were no material changes during the nine months ended September 30, 2020 to our critical accounting policies as reported in our Annual Report on Form 10-K, for the year ended December 31, 2019.
Results of Operations
Disposition of an unconsolidated 22.5% membership interest in the Cove Joint Venture
On February 12, 2020, we completed the disposition of an unconsolidated 22.5% membership interest in the Cove Joint Venture which resulted in the recognition of a gain on the disposition of unconsolidated affiliated real estate entity of $7.9 million during the first quarter of 2020. During August 2020, we received $0.1 million of additional proceeds related to the redemption of our membership interest in the Cove Joint Venture and recognized a gain on the disposition of investment in unconsolidated affiliated real estate entity of $0.1 million during the third quarter of 2020. As a result, we have recognized an aggregate gain on the disposition of investment in unconsolidated affiliated real estate entity of approximately $8.0 million during the nine months ended September 30, 2020.
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Disposition of SpringHill Suites – Green Bay
On October 24, 2019, we completed the disposition of the SpringHill Suites – Green Bay for an aggregate contractual sales price of $19.4 million, net of expenses of $0.2 million. In connection with the disposition of the SpringHill Suites – Green Bay, we recognized a net gain on the disposition of real estate of approximately $1.4 million during the third quarter of 2019.
The disposition of the SpringHill Suites – Green Bay did not qualify to be reported as discontinued operations since the disposition did not represent a strategic shift in the Company’s operations that had a major effect on the Company’s operations and financial results. Accordingly, the operating results of the SpringHill Suites – Green Bay are reflected in the Company’s results from continuing operations for all periods presented through its date of disposition.
We currently have one operating segment. As of September 30, 2020, we majority owned and consolidated the operating results and financial condition of 8 limited service hotels containing a total of 872 rooms and an unconsolidated 50.0% membership interest in the Hilton Garden Inn Joint Venture, which we account for under the equity method of accounting.
Comparison of the three months ended September 30, 2020 vs. September 30, 2019
Consolidated
Our consolidated revenues, property operating expenses, real estate taxes, general and administrative expense and depreciation and amortization for the three months ended September 30, 2020 and 2019 are attributable to our consolidated hospitality properties, including the SpringHill Suites – Green Bay through its date of disposition. Hospitality properties which were owned by us during the entire periods presented are referred to as our “Same Store Hotels”. Overall, our hospitality portfolio experienced decreases in the percentage of rooms occupied from 80.3% to 51.5% for the third quarters of 2019 and 2020, respectively, revenue per available room (“RevPAR”) from $98.32 to $41.92 for the third quarters of 2019 and 2020, respectively, and the average daily rate per room (“ADR”) from $122.45 to $81.46 for the third quarters of 2019 and 2020, respectively.
Revenues
Revenues decreased by $6.1 million to $3.5 million during the three months ended September 30, 2020 compared to $9.6 million for the same period in 2019. Excluding the effect of the disposition of the SpringHill Suites – Green Bay, revenues for our Same Store Hotels decreased by $4.8 million. This decrease reflects lower occupancy, RevPAR and ADR during the 2020 quarterly period compared to the same period in 2019, all of which were primarily attributable to reduced room demand during the 2020 period resulting from the COVID-19 pandemic.
Property operating expenses
Property operating expenses decreased by $3.0 million to $2.7 million during the three months ended September 30, 2020 compared to $5.7 million for the same period in 2019. Excluding the effect of the disposition of the SpringHill Suites – Green Bay, property operating expenses for our Same Store Hotels decreased by $2.3 million. This decrease reflects the lower occupancy during the 2020 period resulting from the COVID-19 pandemic.
Real estate taxes
Real estate taxes were relatively unchanged at approximately $0.4 million during both the three months ended September 30, 2020 and 2019.
General and administrative expense
General and administrative expenses decreased slightly by less than $0.1 million to $0.6 million during the three months ended September 30, 2020 compared to $0.7 million for the same period in 2019.
Depreciation and amortization
Depreciation and amortization expense decreased by $0.2 million to $1.3 million during the three months ended September 30, 2020 compared to $1.5 million for the same period in 2019. Excluding the effect of the disposition of the SpringHill Suites – Green Bay, depreciation and amortization expense for our Same Store Hotels was relatively flat.
Interest expense
Interest expense decreased by $0.4 million to $0.7 million during the three months ended September 30, 2020 compared to $1.1 million for the same period in 2019. Interest expense is attributable to financings associated with our hotels and reflects both changes in market interest rates on our variable rate indebtedness and the weighted average principal outstanding during the periods.
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Gain on disposition of unconsolidated affiliated real estate entity
On February 12, 2020, we completed the disposition of an unconsolidated 22.5% membership interest in the Cove Joint Venture which resulted in the recognition of a gain on the disposition of unconsolidated affiliated real estate entity of $7.9 million during the first quarter of 2020. During August 2020, we received $0.1 million of additional proceeds related to the redemption of our membership interest in the Cove Joint Venture and recognized a gain on the disposition of investment in unconsolidated affiliated real estate entity of $0.1 million during the third quarter of 2020.
Earnings from investments in unconsolidated affiliated real estate entities
Our loss from investments in unconsolidated affiliated real estate entities was $0.5 million during the three months ended September 30, 2020 compared to $0.4 million for the same period in 2019. Our loss from investments in unconsolidated affiliated real estate entities is attributable to our unconsolidated 50.0% membership interest in the Hilton Garden Inn Joint Venture and our unconsolidated 22.5% membership interest in the Cove Joint Venture (through the date of the redemption of our membership interest on February 12, 2020). We account for our membership interests in the Hilton Garden Inn Joint Venture and the Cove Joint Venture under the equity method of accounting commencing on the date that we acquired our interests.
Comparison of the nine months ended September 30, 2020 vs. September 30, 2019
Consolidated
Our consolidated revenues, property operating expenses, real estate taxes, general and administrative expense and depreciation and amortization for the nine months ended September 30, 2020 and 2019 are attributable to our consolidated hospitality properties, including the SpringHill Suites – Green Bay through its date of disposition. Hospitality properties which were owned by us during the entire periods presented are referred to as our “Same Store Hotels”. Overall, our hospitality portfolio experienced decreases in the percentage of rooms occupied from 76.2% to 49.6% for the nine months ended September 30, 2019 and 2020, respectively, revenue per available room (“RevPAR”) from $91.27 to $44.74 for the nine months ended September 30, 2019 and 2020, respectively, and the average daily rate per room (“ADR”) from $119.83 to $90.28 for the nine months ended September 30, 2019 and 2020, respectively.
Revenues
Revenues decreased by $14.4 million to $11.1 million during the nine months ended September 30, 2020 compared to $25.5 million for the same period in 2019. Excluding the effect of the disposition of the SpringHill Suites – Green Bay, revenues for our Same Store Hotels decreased by $11.7 million. This decrease reflects lower occupancy, RevPAR and ADR during the 2020 quarterly period compared to the same period in 2019, all of which were primarily attributable to reduced room demand during the 2020 period resulting from the COVID-19 pandemic.
Property operating expenses
Property operating expenses decreased by $7.2 million to $8.7 million during the nine months ended September 30, 2020 compared to $15.9 million for the same period in 2019. Excluding the effect of the disposition of the SpringHill Suites – Green Bay, property operating expenses for our Same Store Hotels decreased by $5.5 million. This decrease reflects the lower occupancy during the 2020 period resulting from the COVID-19 pandemic.
Real estate taxes
Real estate taxes decreased slightly by $0.1 million to $1.1 million during the nine months ended September 30, 2020 compared to $1.2 million for the same period in 2019.
General and administrative expense
General and administrative expenses decreased by $0.3 million to $1.9 million during the nine months ended September 30, 2020 compared to $2.2 million for the same period in 2019 principally due to lower asset management fees as a result of the disposition of the SpringHill Suites – Green Bay.
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Depreciation and amortization
Depreciation and amortization expense decreased by $0.6 million to $3.8 million during the nine months ended September 30, 2020 compared to $4.4 million for the same period in 2019. Excluding the effect of the disposition of the SpringHill Suites – Green Bay, depreciation and amortization expense for our Same Store Hotels was relatively flat.
Interest expense
Interest expense decreased by $1.2 million to $2.3 million during the nine months ended September 30, 2020 compared to $3.5 million for the same period in 2019. Interest expense is attributable to financings associated with our hotels and reflects both changes in market interest rates on our variable rate indebtedness and the weighted average principal outstanding during the periods.
Gain on disposition of unconsolidated affiliated real estate entity
On February 12, 2020, we completed the disposition of an unconsolidated 22.5% membership interest in the Cove Joint Venture which resulted in the recognition of a gain on the disposition of unconsolidated affiliated real estate entity of $7.9 million during the first quarter of 2020. During August 2020, we received $0.1 million of additional proceeds related to the redemption of our membership interest in the Cove Joint Venture and recognized a gain on the disposition of investment in unconsolidated affiliated real estate entity of $0.1 million during the third quarter of 2020. As a result, we have recognized an aggregate gain on the disposition of investment in unconsolidated affiliated real estate entity of approximately $8.0 million during the nine months ended September 30, 2020.
Earnings from investments in unconsolidated affiliated real estate entities
Our loss from investments in unconsolidated affiliated real estate entities was $1.7 million during the nine months ended September 30, 2020 compared to $2.4 million for the same period in 2019. Our loss from investments in unconsolidated affiliated real estate entities is attributable to our unconsolidated 50.0% membership interest in the Hilton Garden Inn Joint Venture and our unconsolidated 22.5% membership interest in the Cove Joint Venture (through the date of the redemption of our membership interest on February 12, 2020). We account for our membership interests in the Hilton Garden Inn Joint Venture and the Cove Joint Venture under the equity method of accounting commencing on the date that we acquired our interests.
Financial Condition, Liquidity and Capital Resources
Overview:
Revenues, interest and dividend income, proceeds from the sale of marketable securities, distributions from unconsolidated affiliated investments and borrowings are our principal sources of funds to pay operating expenses, scheduled debt service, capital expenditures (excluding non-recurring capital expenditures) and distributions, if any, required to maintain our status as a REIT. Other than our available cash on hand, our primary sources of funds was approximately $22.0 million of proceeds generated from the disposition of our membership interest in the Cove Joint Venture during the nine months ended September 30, 2020.
We currently believe that these cash resources along with our available cash on hand of $28.1 million and marketable securities, available for sale, of $3.0 million, both as of September 30, 2020, along with any proceeds generated from the selective disposition of certain assets will be sufficient to satisfy our cash requirements for the foreseeable future, and we do not currently anticipate a need to raise funds from other than these sources within the next 12 months.
As of September 30, 2020, we have $65.0 million of outstanding mortgage debt and $1.5 million of notes payable. We have and intend to continue to limit our aggregate long-term permanent borrowings to 75% of the aggregate fair market value of all properties unless any excess borrowing is approved by a majority of the independent directors and is disclosed to our stockholders. Market conditions will dictate our overall leverage limit; as such our aggregate long-term permanent borrowings may be less than 75% of aggregate fair market value of all properties. We may also incur short-term indebtedness, having a maturity of two years or less.
Our charter provides that the aggregate amount of our borrowing, both secured and unsecured, may not exceed 300% of net assets in the absence of a satisfactory showing that a higher level is appropriate, the approval of our Board of Directors and disclosure to stockholders. Net assets means our total assets, other than intangibles, at cost before deducting depreciation or other non-cash reserves less our total liabilities, calculated at least quarterly on a basis consistently applied. Any excess in borrowing over such 300% of net assets level must be approved by a majority of our independent directors and disclosed to our stockholders in our next quarterly report to stockholders, along with justification for such excess. Market conditions will dictate our overall leverage limit; as such our aggregate borrowings may be less than 300% of net assets. As of September 30, 2020, our total borrowings were $66.5 million which represented 62% of our net assets.
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Our borrowings currently consist of mortgages cross-collateralized by a pool of properties. Our mortgages typically provide for either interest-only payments (generally for variable-rate indebtedness) or level payments (generally for fixed-rate indebtedness) with “balloon” payments due at maturity.
Any future properties that we may acquire or develop may be funded through a combination of borrowings and the proceeds received from the disposition of certain of our assets. These borrowing may consist of single-property mortgages as well as mortgages cross-collateralized by a pool of properties. Such mortgages may be put in place either at the time we acquire a property or subsequent to our purchasing a property for cash. In addition, we may acquire properties that are subject to existing indebtedness where we choose to assume the existing mortgages. Generally, though not exclusively, we intend to seek to encumber our properties with non-recourse debt. This means that a lender’s rights on default will generally be limited to foreclosing on the property. However, we may, at our discretion, secure recourse financing or provide a guarantee to lenders if we believe this may result in more favorable terms. When we give a guaranty for a property owning entity, we will be responsible to the lender for the satisfaction of the indebtedness if it is not paid by the property owning entity.
We may also obtain lines of credit to be used to acquire properties. If obtained, these lines of credit will be at prevailing market terms and will be repaid from proceeds from the sale or refinancing of properties, working capital and/or permanent financing. Our Sponsor and/or its affiliates may guarantee our lines of credit although they are not obligated to do so. We expect that such properties may be purchased by our Sponsor’s affiliates on our behalf, in our name, in order to minimize the imposition of a transfer tax upon a transfer of such properties to us.
In addition to meeting working capital needs and distributions, if any, made to maintain our status as a REIT, our capital resources are used to make certain payments to our Advisor, including payments related to asset acquisition fees and asset management fees, the reimbursement of acquisition-related expenses to our Advisor. We also reimburse our advisor for actual expenses it incurs for administrative and other services provided to us. Additionally, the Operating Partnership may be required to make distributions to Lightstone SLP III LLC, an affiliate of the Advisor.
We have agreements with the Advisor to pay certain fees in exchange for services performed by the Advisor and/or its affiliated entities. Upon the liquidation of assets, we may pay our Advisor or its affiliates a real estate disposition commission. Additionally, our Operating Partnership may be required to make distributions to Lightstone SLP III LLC, an affiliate of the Advisor.
The following table represents the fees incurred associated with the payments to the Company’s Advisor for the periods indicated:
| For the Three Months Ended September 30, | For the Nine Months Ended September 30, | |||||||||||||||
| 2020 | 2019 | 2020 | 2019 | |||||||||||||
| Development fees (1) | $ | - | $ | - | $ | - | $ | 4,954 | ||||||||
| Disposition fees (general and administrative costs) | - | - | 39,200 | - | ||||||||||||
| Asset management fees (general and administrative costs) | 300,292 | 460,009 | 955,706 | 1,370,791 | ||||||||||||
| Total | $ | 300,292 | $ | 460,009 | $ | 994,906 | $ | 1,375,745 | ||||||||
Summary of Cash Flows
The following summary discussion of our cash flows is based on the consolidated statements of cash flows and is not meant to be an all-inclusive discussion of the changes in our cash flows for the periods presented below:
| For the Nine Months Ended September 30, | ||||||||
| 2020 | 2019 | |||||||
| Net cash (used in)/provided by operating activities | $ | (2,675,949 | ) | $ | 4,471,881 | |||
| Net cash provided by/(used in) investing activities | 20,862,046 | (1,232,322 | ) | |||||
| Net cash used in financing activities | (281,303 | ) | (6,806,460 | ) | ||||
| Net change in cash, cash equivalents and restricted cash | 17,904,794 | (3,566,901 | ) | |||||
| Cash, cash equivalents and restricted cash, beginning of year | 13,543,193 | 11,638,681 | ||||||
| Cash, cash equivalents and restricted cash, end of the period | $ | 31,447,987 | $ | 8,071,780 | ||||
Our principal source of cash flow during the nine months ended September 30, 2020 has been derived from the disposition of our membership interest in the Cove Joint Venture. We believe our cash available on hand and any proceeds from the sale of our marketable securities, together with our expected earnings, and/or distributions from our investments will provide us with sufficient resources to fund our operating expenses, expected debt service, capital contributions and distributions, if any, required to maintain our qualification as a REIT. We also expect to use these sources of liquidity along with selective dispositions of assets and/or financings to fund any future investment activities.
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Because of the impact of the COVID-19 pandemic on our operating performance, we have recently negotiated certain amendments with respect to our outstanding indebtedness, including forbearance of scheduled debt service, reductions in interest rates and waivers of financial covenants. See “Contractual Obligations” for additional information.
Operating activities
The net cash used in operating activities of $2.7 million during the nine months ended September 30, 2020 consisted of our net loss of $0.1 million, a gain of $8.0 million on the disposition of our membership interest in the Cove Joint Venture and net changes in operating assets and liabilities of $0.2 million offset by depreciation and amortization, amortization of deferred financing costs and other non-cash items aggregating $5.6 million . The net use of cash in operating activities of $2.7 million during the nine months ended September 30, 2020 was principally attributable to the effect of the COVID-19 pandemic on our operating performance.
Investing activities
The net cash provided by investing activities of $20.9 million during the nine months ended September 30, 2020 primarily consisted of proceeds received in connection with the redemption of our membership interest in the Cove Joint Venture of $22.0 million offset by contributions to the Hilton Garden Inn Joint Venture of $0.9 million and capital expenditures of $0.2 million.
Financing activities
The cash used in financing activities of $0.3 million during the nine months ended September 30, 2020 consisted of the proceeds received from notes payable of $1.5 million offset by redemptions and cancellation of common stock of $0.8 million and $0.9 million in payments on our mortgages payable.
Distributions
On June 19, 2019, our Board of Directors determined to suspend regular monthly distributions.
Previously, distributions in an amount equal to a 6.0% annualized rate were declared on a monthly basis beginning on January 14, 2015 through June 30, 2019 and were paid on or about the 15th day following each month end.
Future distributions declared will be at the discretion of the Board of Directors based on their analysis of our performance over the previous periods and expectations of performance for future periods and may differ from the amount of the distribution determined for this period. The Board of Directors will consider various factors in its determination, including but not limited to, the sources and availability of capital, current revenues, operating and interest expenses and our ability to refinance near-term debt. In addition, the Company currently intends to continue to comply with the REIT distribution requirement that it annually distribute no less than 90% of its taxable income. The Company cannot assure that regular distributions will continue to be made or that it will maintain any particular level of distributions that it has established or may establish.
Share Repurchase Program
Our share repurchase program may provide our stockholders with limited, interim liquidity by enabling them to sell their shares of common stock back to us, subject to certain restrictions. From our date of inception through December 31, 2019 we repurchased 397,370 shares of common stock, pursuant to our share repurchase program. We repurchased the shares at an average price per share of $9.72 per share. For the period from January 1 through March 18, 2020, 80,436 shares of common stock were repurchased under our share repurchase program at an average price per share of $9.92 per share.
On March 19, 2020, the Board of Directors amended the share repurchase program to remove stockholder notice requirements and also approved the suspension of all redemptions effective immediately.
Contractual Obligations
The following is a summary of the estimated contractual obligations related to our mortgage payable over the next five years and thereafter as of September 30, 2020.
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| Contractual Obligations | 2020 | 2021 | 2022 | 2023 | 2024 | Thereafter | Total | |||||||||||||||||||||
| Principal maturities | $ | 125,456 | $ | 26,509,613 | $ | 38,414,814 | $ | - | $ | - | $ | - | $ | 65,049,883 | ||||||||||||||
| Interest payments | 609,272 | 2,513,094 | 1,754,529 | - | - | - | 4,876,895 | |||||||||||||||||||||
| Total | $ | 734,728 | $ | 29,022,707 | $ | 40,169,343 | $ | - | $ | - | $ | - | $ | 69,926,778 | ||||||||||||||
Revolving Credit Facility
We, through certain subsidiaries, have a non-recourse Revolving Credit Facility with a financial institution. The Revolving Credit Facility provides us with a line of credit of up to $60.0 million pursuant to which we may designate properties as collateral that allow borrowings up to a 65.0% loan-to-value ratio subject to also meeting certain financial covenants, including a prescribed minimum debt yield. The Revolving Credit Facility provides for monthly interest-only payments and the entire principal balance is due upon its expiration.
The Revolving Credit Facility, which was entered into on July 13, 2016, had an initial maturity date of July 13, 2019, subject to two one-year options to extend at the sole discretion of the lender. The initial interest rate on the Revolving Credit Facility was LIBOR + 4.95% until it was reduced to LIBOR + 3.50% effective June 18, 2018. On July 11, 2019, we and the lender amended the Revolving Credit Facility to extend the initial maturity date for 60 days to provide additional time to finalize the terms of a long-term extension. In connection with this amendment, the interest rate on the Revolving Credit Facility was reduced from LIBOR + 3.50% to LIBOR + 3.15%, effective July 1, 2019 and the requirements under the minimum debt yield ratio were modified effective as of June 30, 2019. On August 22, 2019, we and the lender further amended the Revolving Credit Facility to extend the maturity date to July 13, 2022, subject to two, one-year options to extend at the sole discretion of the lender. In connection with this amendment, we were required to make principal paydowns of approximately $0.6 million on both August 22, 2019 and December 31, 2019, respectively, and in certain circumstances would be required to make an additional principal paydown of approximately $0.6 million on April 1, 2020.
On June 2, 2020, we and the lender agreed to certain changes to the terms of our revolving credit facility (the “Revolving Credit Facility”), including (i) the deferral of monthly debt service for payments previously due from April 1, 2020 through September 30, 2020, which are now due at maturity; (ii) subject to certain conditions, the interest rate spread was reduced by 100 bps to LIBOR + 2.15%, subject to a 3.00% floor, for the six-month period beginning September 1, 2020 through February 28, 2021; (iii) the Company deposited $0.8 million into a cash collateral account to be applied against the monthly debt service payments due from October 1, 2020 through March 1, 2021; and waiver of all financial covenants for periods before June 30, 2021 and we are currently in discussions with the lender to further extend the waiver of all financial covenants. However, there can be no assurances that we will be successful in such endeavors. Additionally, a principal paydown of approximately $0.6 million, which was previously due on April 1, 2020, was bifurcated into two separate principal paydowns, each one approximately $0.3 million, which were made in June 2020 and September 2020. See Note 5 for additional information.
As of September 30, 2020, the Revolving Credit Facility had an outstanding principal balance of approximately $38.7 million and six of our hotel properties were pledged as collateral.
Home2 Suites Promissory Note
On October 5, 2016, we entered into a non-recourse promissory note (the “Home2 Suites Promissory Note”) for $28.4 million. The Promissory Note has a term of five years, bears interest at 4.73% and requires monthly interest and principal payments of $147,806 through its stated maturity with the then remaining unpaid balance of approximately $26.1 million due upon maturity. The Home2 Suites Promissory Note is cross-collateralized by two of our hotel properties (Home2 Suites – Tukwila and Home2 Suites – Salt Lake City). As of September 30, 2020, the Home2 Suites Promissory Note had an outstanding balance of approximately $26.9 million.
Although we are current with respect to the payment of debt service on our nonrecourse Home2 Suites Promissory Note, we did not meet the required minimum debt service coverage ratio for the third quarter of 2020 because of the impact of the COVID-19 pandemic on the operating performance of these two hotels. As a result, the lender may elect to retain any excess cash flow from these two hotels until such time as a prescribed minimum debt service coverage ratio is achieved for two successive quarters. If the lender elects to retain any excess cash flow from these two hotels, we do not believe it would have a material effect on our liquidity or financial condition.
PPP Loans
During April 2020, we, through various subsidiaries (each such entity, a “Borrower”) received aggregate funding of $1.5 million through loans (the “PPP Loans”) originated under the federal Paycheck Protection Program, which was established under the Coronavirus Aid, Relief, and Economic Security Act (the “CARES Act”) and is administered by the U.S. Small Business Administration. The PPP Loans each have a term of five years and provide for an interest rate of 1.00%. The payment of principal and interest on the PPP loan is deferred until the day that the forgiven amount is remitted to the lender (approximately five months after the forgiveness application is submitted to the lender, unless the Borrower appeals a denial of forgiveness) or ten months after the end of the Borrower’s covered period, whichever is earlier. Pursuant to the terms of the CARES Act, the proceeds of the PPP Loans may be used for payroll costs, mortgage interest, rent or utility costs.
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The promissory note for each of the PPP Loans contains customary events of default relating to, among other things, payment defaults and breach of representations and warranties or of provisions of the relevant promissory note. Under the terms of the CARES Act, each Borrower can apply for and be granted forgiveness for all or a portion of the PPP Loans. Such forgiveness will be determined, subject to limitations, based on the use of loan proceeds in accordance with the terms of the CARES Act. Although we intend for each Borrower to apply for forgiveness, no assurance may be given that any Borrower will ultimately obtain forgiveness under any relevant PPP Loan in whole or in part.
As of September 30, 2020, the PPP Loans had an outstanding balance of $1.5 million, which is classified as Notes Payable on the consolidated balance sheets.
Funds from Operations and Modified Funds from Operations
The historical accounting convention used for real estate assets requires straight-line depreciation of buildings, improvements, and straight-line amortization of intangibles, which implies that the value of a real estate asset diminishes predictably over time. We believe that, because real estate values historically rise and fall with market conditions, including, but not limited to, inflation, interest rates, the business cycle, unemployment and consumer spending, presentations of operating results for a REIT using the historical accounting convention for depreciation and certain other items may be less informative.
Because of these factors, the National Association of Real Estate Investment Trusts ("NAREIT"), an industry trade group, has published a standardized measure of performance known as funds from operations ("FFO"), which is used in the REIT industry as a supplemental performance measure. We believe FFO, which excludes certain items such as real estate-related depreciation and amortization, is an appropriate supplemental measure of a REIT's operating performance. FFO is not equivalent to our net income or loss as determined under GAAP.
We calculate FFO, a non-GAAP measure, consistent with the standards established over time by the Board of Governors of NAREIT, as restated in a White Paper approved by the Board of Governors of NAREIT effective in December 2018 (the "White Paper"). The White Paper defines FFO as net income or loss computed in accordance with GAAP, excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control and impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Our FFO calculation complies with NAREIT's definition.
We believe that the use of FFO provides a more complete understanding of our performance to investors and to management, and reflects the impact on our operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may not be immediately apparent from net income.
Changes in the accounting and reporting promulgations under GAAP that were put into effect in 2009 subsequent to the establishment of NAREIT's definition of FFO, such as the change to expense as incurred rather than capitalize and depreciate acquisition fees and expenses incurred for business combinations, have prompted an increase in cash-settled expenses, specifically acquisition fees and expenses, as items that are expensed under GAAP across all industries. These changes had a particularly significant impact on publicly registered, non-listed REITs, which typically have a significant amount of acquisition activity in the early part of their existence, particularly during the period when they are raising capital through ongoing initial public offerings.
Because of these factors, the Investment Program Association (the "IPA"), an industry trade group, published a standardized measure of performance known as modified funds from operations ("MFFO"), which the IPA has recommended as a supplemental measure for publicly registered, non-listed REITs. MFFO is designed to be reflective of the ongoing operating performance of publicly registered, non-listed REITs by adjusting for those costs that are more reflective of acquisitions and investment activity, along with other items the IPA believes are not indicative of the ongoing operating performance of a publicly registered, non-listed REIT, such as straight-lining of rents as required by GAAP. We believe it is appropriate to use MFFO as a supplemental measure of operating performance because we believe that both before and after we have deployed all of our offering proceeds and are no longer incurring a significant amount of acquisition fees or other related costs, it reflects the impact on our operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may not be immediately apparent from net income. MFFO is not equivalent to our net income or loss as determined under GAAP.
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We define MFFO, a non-GAAP measure, consistent with the IPA's Guideline 2010-01, Supplemental Performance Measure for Publicly Registered, Non-Listed REITs: Modified Funds from Operations (the "Practice Guideline") issued by the IPA in November 2010. The Practice Guideline defines MFFO as FFO further adjusted for acquisition and transaction-related fees and expenses and other items. In calculating MFFO, we follow the Practice Guideline and exclude acquisition and transaction-related fees and expenses (which includes costs incurred in connection with strategic alternatives), amounts relating to deferred rent receivables and amortization of market lease and other intangibles, net (which are adjusted in order to reflect such payments from a GAAP accrual basis to a cash basis of disclosing the rent and lease payments), accretion of discounts and amortization of premiums on debt investments and borrowings, mark-to-market adjustments included in net income (including gains or losses incurred on assets held for sale), gains or losses included in net income from the extinguishment or sale of debt, hedges, foreign exchange, derivatives or securities holdings where trading of such holdings is not a fundamental attribute of the business plan, unrealized gains or losses resulting from consolidation from, or deconsolidation to, equity accounting, and after adjustments for consolidated and unconsolidated partnerships and joint ventures, with such adjustments calculated to reflect MFFO on the same basis. Certain of the above adjustments are also made to reconcile net income (loss) to net cash provided by (used in) operating activities, such as for the amortization of a premium and accretion of a discount on debt and securities investments, amortization of fees, any unrealized gains (losses) on derivatives, securities or other investments, as well as other adjustments.
MFFO excludes non-recurring impairment of real estate-related investments. We assess the credit quality of our investments and adequacy of reserves on a quarterly basis, or more frequently as necessary. Significant judgment is required in this analysis. We consider the estimated net recoverable value of a loan as well as other factors, including but not limited to the fair value of any collateral, the amount and the status of any senior debt, the prospects for the borrower and the competitive situation of the region where the borrower does business.
We believe that, because MFFO excludes costs that we consider more reflective of acquisition activities and other non-operating items, MFFO can provide, on a going-forward basis, an indication of the sustainability (that is, the capacity to continue to be maintained) of our operating performance after the period in which we are acquiring properties and once our portfolio is stabilized. We also believe that MFFO is a recognized measure of sustainable operating performance by the non-listed REIT industry and allows for an evaluation of our performance against other publicly registered, non-listed REITs.
Not all REITs, including publicly registered, non-listed REITs, calculate FFO and MFFO the same way. Accordingly, comparisons with other REITs, including publicly registered, non-listed REITs, may not be meaningful. Furthermore, FFO and MFFO are not indicative of cash flow available to fund cash needs and should not be considered as an alternative to net income (loss) or income (loss) from continuing operations as determined under GAAP as an indication of our performance, as an alternative to cash flows from operations as an indication of our liquidity, or indicative of funds available to fund our cash needs including our ability to make distributions to our stockholders. FFO and MFFO should be reviewed in conjunction with other GAAP measurements as an indication of our performance. FFO and MFFO should not be construed to be more relevant or accurate than the current GAAP methodology in calculating net income or in its applicability in evaluating our operating performance. The methods utilized to evaluate the performance of a publicly registered, non-listed REIT under GAAP should be construed as more relevant measures of operational performance and considered more prominently than the non-GAAP measures, FFO and MFFO, and the adjustments to GAAP in calculating FFO and MFFO.
Neither the SEC, NAREIT, the IPA nor any other regulatory body or industry trade group has passed judgment on the acceptability of the adjustments that we use to calculate FFO or MFFO. In the future, NAREIT, the IPA or another industry trade group may publish updates to the White Paper or the Practice Guidelines or the SEC or another regulatory body could standardize the allowable adjustments across the publicly registered, non-listed REIT industry, and we would have to adjust our calculation and characterization of FFO or MFFO accordingly.
The below table illustrates the items deducted in the calculation of FFO and MFFO. Items are presented net of non-controlling interest portions where applicable.
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| For the Three Months Ended September 30, | For the Nine Months Ended September 30, | |||||||||||||||
| 2020 | 2019 | 2020 | 2019 | |||||||||||||
| Net loss | $ | (2,462,598 | ) | $ | (156,089 | ) | $ | (101,235 | ) | $ | (3,911,519 | ) | ||||
| FFO adjustments: | ||||||||||||||||
| Depreciation and amortization of real estate assets | 1,273,187 | 1,510,221 | 3,818,047 | 4,405,768 | ||||||||||||
| Gain on disposition of unconsolidated affiliated real estate entity | (120,328 | ) | - | (7,996,976 | ) | - | ||||||||||
| Adjustments to equity earnings from unconsolidated affiliated real estate entities | 320,320 | 973,507 | 1,163,449 | 2,918,545 | ||||||||||||
| FFO | (989,419 | ) | 2,327,639 | (3,116,715 | ) | 3,412,794 | ||||||||||
| MFFO adjustments: | ||||||||||||||||
| Acquisition and other transaction related costs expensed | 143 | - | 2,113 | 38,359 | ||||||||||||
| Adjustments to equity earnings from unconsolidated affiliated real estate entities (loss on debt extinguishment)(1) | - | 343,239 | - | 343,429 | ||||||||||||
| Unrealized loss on marketable equity securities(2) | (464 | ) | - | (1,348 | ) | - | ||||||||||
| Loss on sale of marketable securities (1) | - | - | - | 38,359 | ||||||||||||
| MFFO | (989,740 | ) | 2,670,878 | (3,115,950 | ) | 3,832,941 | ||||||||||
| Straight-line rent(3) | - | - | - | - | ||||||||||||
| MFFO - IPA recommended format | $ | (989,740 | ) | $ | 2,670,878 | $ | (3,115,950 | ) | $ | 3,832,941 | ||||||
| Net loss | $ | (2,462,598 | ) | $ | (156,089 | ) | $ | (101,235 | ) | $ | (3,911,519 | ) | ||||
| Less: net loss/(income) attributable to noncontrolling interests | 34 | - | (8 | ) | 50 | |||||||||||
| Net loss applicable to Company's common shares | $ | (2,462,564 | ) | $ | (156,089 | ) | $ | (101,243 | ) | $ | (3,911,469 | ) | ||||
| Net loss per common share, basic and diluted | $ | (0.19 | ) | $ | (0.01 | ) | $ | (0.01 | ) | $ | (0.29 | ) | ||||
| FFO | $ | (989,419 | ) | $ | 2,327,639 | $ | (3,116,715 | ) | $ | 3,412,794 | ||||||
| Less: FFO attributable to noncontrolling interests | 12 | (38 | ) | 39 | (60 | ) | ||||||||||
| FFO attributable to Company's common shares | $ | (989,407 | ) | $ | 2,327,601 | $ | (3,116,676 | ) | $ | 3,412,734 | ||||||
| FFO per common share, basic and diluted | $ | (0.07 | ) | $ | 0.17 | $ | (0.24 | ) | $ | 0.26 | ||||||
| MFFO - IPA recommended format | $ | (989,740 | ) | $ | 2,670,878 | $ | (3,115,950 | ) | $ | 3,832,941 | ||||||
| Less: MFFO attributable to noncontrolling interests | 12 | (38 | ) | 37 | (66 | ) | ||||||||||
| MFFO attributable to Company's common shares | $ | (989,728 | ) | $ | 2,670,840 | $ | (3,115,913 | ) | $ | 3,832,875 | ||||||
| Weighted average number of common shares outstanding, basic and diluted | 13,229,791 | 13,365,427 | 13,234,781 | 13,381,006 | ||||||||||||
| (1) | Management believes that adjusting for gains or losses related to extinguishment/sale of debt, derivatives or securities holdings is appropriate because they are items that may not be reflective of ongoing operations. By excluding these items, management believes that MFFO provides supplemental information related to sustainable operations that will be more comparable between other reporting periods. |
| (2) | Management believes that adjusting for mark-to-market adjustments is appropriate because they are nonrecurring items that may not be reflective of ongoing operations and reflects unrealized impacts on value based only on then current market conditions, although they may be based upon current operational issues related to an individual property or industry or general market conditions. Mark-to-market adjustments are made for items such as ineffective derivative instruments, certain marketable securities and any other items that GAAP requires we make a mark-to-market adjustment for. The need to reflect mark-to-market adjustments is a continuous process and is analyzed on a quarterly and/or annual basis in accordance with GAAP. |
| (3) | Under GAAP, rental receipts are allocated to periods using various methodologies. This may result in income recognition that is significantly different than underlying contract terms. By adjusting for these items (to reflect such payments from a GAAP accrual basis to a cash basis of disclosing the rent and lease payments), MFFO provides useful supplemental information on the realized economic impact of lease terms and debt investments, providing insight on the contractual cash flows of such lease terms and debt investments, and aligns results with management’s analysis of operating performance. |
The table below presents our cumulative FFO attributable to the Company's common shares:
| For the period October 5, 2012 | ||||
| (date of inception) through | ||||
| September 30, 2020 | ||||
| FFO attributable to Company's common shares | $ | 12,799,738 | ||
| Distributions declared and paid | $ | 25,876,082 | ||
New Accounting Pronouncements
See Note 2 of the Notes to Consolidated Financial Statements for further information of certain accounting standards that have been issued or adopted during 2020, if any, and certain accounting standards that we have not yet been required to implement and may be applicable to our future operations.
ITEM 4. CONTROLS AND PROCEDURES.
As of the end of the period covered by this report, management, including our chief executive officer and principal financial officer, evaluated the effectiveness of the design and operation of our disclosure controls and procedures. Based upon, and as of the date of the evaluation, our chief executive officer and principal financial officer concluded that the disclosure controls and procedures were effective to ensure that information required to be disclosed in the reports we file and submit under the Exchange Act is recorded, processed, summarized and reported as and when required.
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There have been no changes in our internal control over financial reporting that occurred during our last fiscal quarter that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting. There were no significant deficiencies or material weaknesses identified in the evaluation, and therefore, no corrective actions were taken.
From time to time in the ordinary course of business, the Company may become subject to legal proceedings, claims or disputes.
As of the date hereof, the Company is not a party to any material pending legal proceedings of which the outcome is probable or reasonably possible to have a material adverse effect on its results of operations or financial condition, which would require accrual or disclosure of the contingency and possible range of loss. Additionally, the Company has not recorded any loss contingencies related to legal proceedings in which the potential loss is deemed to be remote.
ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS
Recent Sales of Unregistered Securities
During the period covered by this Form 10-Q, the Company did not sell any unregistered securities.
ITEM 3. DEFAULTS UPON SENIOR SECURITIES
None.
ITEM 4. MINE SAFETY DISCLOSURES
None.
None.
*Filed herewith
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SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.
|
LIGHTSTONE VALUE PLUS REAL ESTATE INVESTMENT TRUST III, INC. | ||
| Date: November 12, 2020 | By: | /s/ David Lichtenstein |
| David Lichtenstein | ||
|
Chairman and Chief Executive Officer (Principal Executive Officer) | ||
| Date: November 12, 2020 | By: | /s/ Seth Molod |
| Seth Molod | ||
|
Chief Financial Officer (Duly Authorized Officer and Principal Financial and Accounting Officer) | ||
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EXHIBIT 31.1
Certifications
I, David Lichtenstein, certify that:
| 1. | I have reviewed this quarterly report on Form 10-Q of Lightstone Value Plus Real Estate Investment Trust III, Inc.; |
| 2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; |
| 3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; |
| 4. | The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f), for the registrant and have: |
| a) | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; |
| b) | Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; |
| c) | Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and |
| d) | Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and |
| 5. | The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions): |
a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.
| /s/ David Lichtenstein | |
| David Lichtenstein | |
| Chairman and Chief Executive Officer | |
| (Principal Executive Officer) |
Date: November 12, 2020
EXHIBIT 31.2
Certifications
I, Seth Molod, certify that:
| 1. | I have reviewed this quarterly report on Form 10-Q of Lightstone Value Plus Real Estate Investment Trust III, Inc.; |
| 2. | Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report; |
| 3. | Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report; |
| 4. | The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f), for the registrant and have: |
| a) | Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared; |
| b) | Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; |
| c) | Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and |
| d) | Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and |
| 5. | The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions): |
a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and
b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.
| /s/ Seth Molod | |
| Seth Molod | |
| Chief Financial Officer and Treasurer | |
| (Principal Financial and Accounting Officer) |
Date: November 12, 2020
EXHIBIT 32.1
CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO SECTION 906 OF THE
SARBANES-OXLEY ACT OF 2002
I, David Lichtenstein, the Chief Executive Officer and Chairman of the Board of Directors of Lightstone Value Plus Real Estate Investment Trust III, Inc. (the “Company”) certify, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, 18 U.S.C. Section 1350, that:
(1) The Quarterly Report on Form 10-Q of the Company for the quarter ended September 30, 2020 (the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 (15 U.S.C 78m); and
(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.
| /s/ David Lichtenstein | |
| David Lichtenstein | |
| Chairman and Chief Executive Officer | |
| (Principal Executive Officer) |
Date: November 12, 2020
EXHIBIT 32.2
CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO SECTION 906 OF THE
SARBANES-OXLEY ACT OF 2002
I, Seth Molod, the Chief Financial Officer, Treasurer and Principal Accounting Officer of Lightstone Value Plus Real Estate Investment Trust III, Inc. (the “Company”) certify, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, 18 U.S.C. Section 1350, that:
(1) The Quarterly Report on Form 10-Q of the Company for the quarter ended September 30, 2020 (the “Report”) fully complies with the requirements of Section 13(a) of the Securities Exchange Act of 1934 (15 U.S.C 78m); and
(2) The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.
| /s/ Seth Molod | |
| Seth Molod | |
| Chief Financial Officer and Treasurer | |
| (Principal Financial and Accounting Officer) |
Date: November 12, 2020
Document and Entity Information - shares shares in Millions |
9 Months Ended | |
|---|---|---|
Sep. 30, 2020 |
Nov. 10, 2020 |
|
| Document and Entity Information | ||
| Document Type | 10-Q | |
| Amendment Flag | false | |
| Document Period End Date | Sep. 30, 2020 | |
| Document Fiscal Year Focus | 2020 | |
| Document Fiscal Period Focus | Q3 | |
| Entity Registrant Name | Lightstone Value Plus Real Estate Investment Trust III, Inc. | |
| Entity Central Index Key | 0001563756 | |
| Current Fiscal Year End Date | --12-31 | |
| Entity Current Reporting Status | Yes | |
| Entity Interactive Data Current | Yes | |
| Entity Filer Category | Non-accelerated Filer | |
| Entity Common Stock, Shares Outstanding | 13.2 | |
| Entity Shell Company | false | |
| Entity Emerging Growth Company | true | |
| Entity Ex Transition Period | true | |
| Entity Small Business | true | |
| No Trading Symbol Flag | true | |
| Title of 12(b) Security | None |
CONSOLIDATED BALANCE SHEETS (Parenthetical) - $ / shares |
Sep. 30, 2020 |
Dec. 31, 2019 |
|---|---|---|
| CONSOLIDATED BALANCE SHEETS | ||
| Preferred Stock, par value per share | $ 0.01 | $ 0.01 |
| Preferred Stock, shares authorized | 50,000,000 | 50,000,000 |
| Preferred Stock, shares issued | 0 | 0 |
| Preferred Stock, shares outstanding | 0 | 0 |
| Common Stock, par value per share | $ 0.01 | $ 0.01 |
| Common Stock, shares authorized | 200,000,000 | 200,000,000 |
| Common Stock, shares issued | 13,200,000 | 13,300,000 |
| Common Stock, shares outstanding | 13,200,000 | 13,300,000 |
CONSOLIDATED STATEMENTS OF OPERATIONS - USD ($) |
3 Months Ended | 9 Months Ended | ||
|---|---|---|---|---|
Sep. 30, 2020 |
Sep. 30, 2019 |
Sep. 30, 2020 |
Sep. 30, 2019 |
|
| CONSOLIDATED STATEMENTS OF OPERATIONS | ||||
| Revenues | $ 3,472,785 | $ 9,551,687 | $ 11,099,699 | $ 25,512,858 |
| Expenses: | ||||
| Property operating expenses | 2,674,902 | 5,658,940 | 8,677,989 | 15,895,145 |
| Real estate taxes | 395,298 | 403,449 | 1,149,656 | 1,216,465 |
| General and administrative costs | 569,435 | 716,778 | 1,861,219 | 2,176,177 |
| Depreciation and amortization | 1,273,187 | 1,510,221 | 3,818,047 | 4,405,768 |
| Total operating expenses | 4,912,822 | 8,289,388 | 15,506,911 | 23,693,555 |
| Operating (loss)/income | (1,440,037) | 1,262,299 | (4,407,212) | 1,819,303 |
| Interest expense | (734,847) | (1,078,220) | (2,346,670) | (3,499,890) |
| Loss from investments in unconsolidated affiliated real estate entities | (526,276) | (391,548) | (1,650,218) | (2,339,928) |
| Gain on disposition of investment in unconsolidated affiliated real estate entity | 120,328 | 0 | 7,996,967 | 0 |
| Other income, net | 118,234 | 51,380 | 305,898 | 108,996 |
| Net loss | (2,462,598) | (156,089) | (101,235) | (3,911,519) |
| Less: net loss/(income) attributable to noncontrolling interests | 34 | 0 | (8) | 50 |
| Net loss applicable to Company's common shares | $ (2,462,564) | $ (156,089) | $ (101,243) | $ (3,911,469) |
| Net loss per Company's common shares, basic and diluted | $ (0.19) | $ (0.01) | $ (0.01) | $ (0.29) |
| Weighted average number of common shares outstanding, basic and diluted | 13,229,791 | 13,365,427 | 13,234,781 | 13,381,006 |
CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME - USD ($) |
3 Months Ended | 9 Months Ended | ||
|---|---|---|---|---|
Sep. 30, 2020 |
Sep. 30, 2019 |
Sep. 30, 2020 |
Sep. 30, 2019 |
|
| CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME | ||||
| Net loss | $ (2,462,598) | $ (156,089) | $ (101,235) | $ (3,911,519) |
| Other comprehensive income/(loss): | ||||
| Holding gain/(loss) on marketable securities, available for sale | 78,618 | 1,053 | (278,501) | 214,245 |
| Reclassification adjustment for loss included in net loss | 0 | 0 | 0 | 38,359 |
| Other comprehensive income/(loss) | 78,618 | 1,053 | (278,501) | 252,604 |
| Comprehensive loss | (2,383,980) | (155,036) | (379,736) | (3,658,915) |
| Less: Comprehensive loss/(income) attributable to noncontrolling interests | 32 | 0 | (4) | 50 |
| Comprehensive loss attributable to the Company's common shares | $ (2,383,948) | $ (155,036) | $ (379,740) | $ (3,658,865) |
CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY - USD ($) |
Common Stock [Member] |
Additional Paid-In Capital [Member] |
Accumulated Other Comprehensive Loss [Member] |
Accumulated Deficit [Member] |
Total Noncontrolling Interests [Member] |
Total |
|---|---|---|---|---|---|---|
| BALANCE at Dec. 31, 2018 | $ 134,515 | $ 115,380,181 | $ (450,285) | $ (30,937,879) | $ 12,092,224 | $ 96,218,756 |
| BALANCE (in shares) at Dec. 31, 2018 | 13,451,431 | |||||
| Net loss | $ 0 | 0 | 0 | (3,911,469) | (50) | (3,911,519) |
| Other comprehensive income | 0 | 0 | 252,601 | 0 | 3 | 252,604 |
| Distributions declared (a) | 0 | 0 | 0 | (3,981,641) | 0 | (3,981,641) |
| Distributions paid to noncontrolling interests | 0 | 0 | 0 | 0 | (70) | (70) |
| Redemption and cancellation of shares | $ (910) | (887,391) | 0 | 0 | 0 | (888,301) |
| Redemption and cancellation of shares (in shares) | (90,982) | |||||
| BALANCE at Sep. 30, 2019 | $ 133,605 | 114,492,790 | (197,684) | (38,830,989) | 12,092,107 | 87,689,829 |
| BALANCE (in shares) at Sep. 30, 2019 | 13,360,449 | |||||
| BALANCE at Jun. 30, 2019 | $ 133,804 | 114,688,187 | (198,737) | (38,674,900) | 12,092,117 | 88,040,471 |
| BALANCE (in shares) at Jun. 30, 2019 | 13,380,362 | |||||
| Net loss | (156,089) | (156,089) | ||||
| Other comprehensive income | 1,053 | 1,053 | ||||
| Distributions paid to noncontrolling interests | $ 0 | 0 | 0 | 0 | (10) | (10) |
| Redemption and cancellation of shares | $ (199) | (195,397) | 0 | 0 | 0 | (195,596) |
| Redemption and cancellation of shares (in shares) | (19,913) | |||||
| BALANCE at Sep. 30, 2019 | $ 133,605 | 114,492,790 | (197,684) | (38,830,989) | 12,092,107 | 87,689,829 |
| BALANCE (in shares) at Sep. 30, 2019 | 13,360,449 | |||||
| BALANCE at Dec. 31, 2019 | $ 133,102 | 114,002,133 | (78,676) | (38,983,377) | 12,092,112 | 87,165,294 |
| BALANCE (in shares) at Dec. 31, 2019 | 13,310,227 | |||||
| Net loss | $ 0 | 0 | 0 | (101,243) | 8 | (101,235) |
| Other comprehensive income | 0 | 0 | (278,497) | 0 | (4) | (278,501) |
| Redemption and cancellation of shares | $ (804) | (796,893) | 0 | 0 | 0 | (797,697) |
| Redemption and cancellation of shares (in shares) | (80,436) | |||||
| BALANCE at Sep. 30, 2020 | $ 132,298 | 113,205,240 | (357,173) | (39,084,620) | 12,092,116 | 85,987,861 |
| BALANCE (in shares) at Sep. 30, 2020 | 13,229,791 | |||||
| BALANCE at Jun. 30, 2020 | $ 132,298 | 113,205,240 | (435,789) | (36,622,056) | 12,092,148 | 88,371,841 |
| BALANCE (in shares) at Jun. 30, 2020 | 13,229,791 | |||||
| Net loss | $ 0 | 0 | 0 | (2,462,564) | (34) | (2,462,598) |
| Other comprehensive income | 0 | 0 | 78,616 | 0 | 2 | 78,618 |
| BALANCE at Sep. 30, 2020 | $ 132,298 | $ 113,205,240 | $ (357,173) | $ (39,084,620) | $ 12,092,116 | $ 85,987,861 |
| BALANCE (in shares) at Sep. 30, 2020 | 13,229,791 |
CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY (Parenthetical) |
9 Months Ended |
|---|---|
|
Sep. 30, 2019
$ / shares
| |
| CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY | |
| Annual distribution (in dollars per share) | $ 0.30 |
Business and Organization |
9 Months Ended |
|---|---|
Sep. 30, 2020 | |
| Business and Organization | |
| Business and Organization | 1. Business and Organization
Lightstone Value Plus Real Estate Investment Trust III, Inc. (‘‘Lightstone REIT III’’), is a Maryland corporation, formed on October 5, 2012, which elected to qualify as a real estate investment trust (‘‘REIT’’) for U.S. federal income tax purposes beginning with the taxable year ended December 31, 2015.
The Lightstone REIT III is structured as an umbrella partnership REIT, or UPREIT, and substantially all of its current and future business will be conducted through Lightstone Value Plus REIT III LP, a Delaware limited partnership (the ‘‘Operating Partnership’’). As of September 30, 2020, Lightstone REIT III held an approximately 99% general partnership interest in the Operating Partnership’s common units.
Lightstone REIT III and the Operating Partnership and its subsidiaries are collectively referred to as the “Company” and the use of “we,” “our,” “us” or similar pronouns refers to Lightstone REIT III, its Operating Partnership or the Company as required by the context in such pronoun used.
The Company has and will continue to seek to acquire a diverse portfolio of real estate assets and real estate-related investments, including hotels, other commercial and/or residential properties, primarily located in the United States. All such properties may be acquired and operated by the Company alone or jointly with another party. The Company may also originate or acquire mortgage loans secured by real estate. Although the Company expects that most of its investments will be of these types, it may make other investments. In fact, it may invest in whatever types of real estate-related investments that it believes are in its best interests.
The Company currently has one operating segment. As of September 30, 2020, the Company majority owned and consolidated the operating results and financial condition of eight limited service hotels containing a total of 872 rooms and an unconsolidated 50.0% membership interest in LVP LIC Hotel JV LLC (the “Hilton Garden Inn Joint Venture”). The Company accounts for its unconsolidated membership interest in the Hilton Garden Inn Joint Venture under the equity method of accounting.
The Company’s advisor is Lightstone Value Plus REIT III LLC (the “Advisor”), which is majority owned by David Lichtenstein. On July 16, 2014, the Advisor contributed $2,000 to the Operating Partnership in exchange for 200 limited partner units in the Operating Partnership. The Advisor also owns 20,000 shares of our common stock (“Common Shares”) which were issued on December 24, 2012 for $200,000, or $10.00 per share. Mr. Lichtenstein also is a majority owner of the equity interests of the Lightstone Group, LLC. The Lightstone Group, LLC served as the Company’s sponsor (the ‘‘Sponsor’’) during its initial public offering (the “Offering”) which terminated on March 31, 2017. Mr. Lichtenstein owns 222,222 Common Shares which were issued on December 11, 2014 for $2.0 million, or $9.00 per share. Subject to the oversight of the Company’s board of directors (the “Board of Directors”), the Advisor has primary responsibility for making investment decisions on behalf of the Company and managing its day-to-day operations. Through his ownership and control of the Lightstone Group, LLC, Mr. Lichtenstein is the indirect owner and manager of Lightstone SLP III LLC, a Delaware limited liability company (the “Special Limited Partner”), which owns 242 subordinated participation interests (“Subordinated Participation Interests”) in the Operating Partnership which were acquired for $12.1 million in connection with the Offering. Mr. Lichtenstein also acts as the Company’s Chairman and Chief Executive Officer. As a result, he exerts influence over but does not control Lightstone REIT III or the Operating Partnership.
The Company does not have any employees. The Advisor receives compensation and fees for services related to the investment and management of the Company’s assets.
The Company’s Advisor has certain affiliates which may manage the properties the Company acquires. However, the Company also contracts with other unaffiliated third-party property managers, principally for the management of its hospitality properties.
The Company’s Common Shares are not currently listed on a national securities exchange. The Company may seek to list its Common Shares for trading on a national securities exchange only if a majority of its independent directors believe listing would be in the best interest of its stockholders. The Company does not intend to list its Common Shares at this time. The Company does not anticipate that there would be any market for its Common Shares until they are listed for trading. In the event the Company does not begin the process of achieving a liquidity event prior to March 31, 2025, which is the eighth anniversary of the termination of its Offering, its charter requires either (a) an amendment to its charter to extend the deadline to begin the process of achieving a liquidity event, or (b) the holding of a stockholders meeting to vote on a proposal for an orderly liquidation of its portfolio.
Noncontrolling Interests - Partners of the Operating Partnership
Limited Partner
On July 16, 2014, the Advisor contributed $2,000 to the Operating Partnership in exchange for 200 limited partner units in the Operating Partnership. The Advisor has the right to convert limited partner units into cash or, at the Company’s option, an equal number of its Common Shares.
Special Limited Partner
In connection with the Company’s Offering, which terminated on March 31, 2017, the Special Limited Partner purchased from the Operating Partnership an aggregate of approximately 242 Subordinated Participation Interests for consideration of $12.1 million. The Subordinated Participation Interests were each purchased for $50,000 in consideration and may be entitled to receive liquidation distributions upon the liquidation of Lightstone REIT III.
As the majority owner of the Special Limited Partner, Mr. Lichtenstein is the beneficial owner of a 99% interest in such Subordinated Participation Interests and will thus receive an indirect benefit from any distributions made in respect thereof.
These Subordinated Participation Interests entitle the Special Limited Partner to a portion of any regular and liquidation distributions that the Company makes to its stockholders, but only after its stockholders have received a stated preferred return.
The Advisor and its affiliates and the Special Limited Partner are related parties of the Company. Certain of these entities are entitled to compensation for services related to the investment, management and disposition of our assets during the Company’s acquisition, operational and liquidation stages. The compensation levels during the acquisition and operational stages are based on the cost of acquired properties/investments and the annual revenue earned from such properties/investments, and other such fees and expense reimbursements as outlined in each of the respective agreements. See Note 8 – Related Party Transactions for additional information. |
Summary of Significant Accounting Policies |
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| Summary of Significant Accounting Policies | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Summary of Significant Accounting Policies | 2. Summary of Significant Accounting Policies
The accompanying unaudited interim consolidated financial statements and related notes should be read in conjunction with the audited Consolidated Financial Statements of the Company and related notes as contained in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2019. The unaudited interim financial statements include all adjustments (consisting only of normal recurring adjustments) and accruals necessary in the judgment of management for a fair statement of the results for the periods presented. The accompanying unaudited consolidated financial statements of the Lightstone Value Plus Real Estate Investment Trust III, Inc. and its Subsidiaries have been prepared in accordance with accounting principles generally accepted in the United States of America for interim financial information and with the instructions to Form 10-Q and Rule 8-03 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.
The consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”). GAAP requires the Company’s management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses during a reporting period. The most significant assumptions and estimates relate to the valuation of real estate and depreciable lives. Application of these assumptions requires the exercise of judgment as to future uncertainties and, as a result, actual results could differ from these estimates.
The consolidated balance sheet as of December 31, 2019 included herein has been derived from the consolidated balance sheet included in the Company's Annual Report on Form 10-K.
The unaudited consolidated statements of operations for interim periods are not necessarily indicative of results for the full year or any other period.
To qualify or maintain our qualification as a REIT, we engage in certain activities through wholly-owned taxable REIT subsidiaries (“TRS”). As such, we are subject to U.S. federal and state income and franchise taxes from these activities.
Revenue
The following table represents the total revenues from hotel operations on a disaggregated basis:
Restricted cash
As required by the Company’s lenders, restricted cash is held in escrow accounts for anticipated capital expenditures, real estate taxes, debt service payments and other reserves for certain of the Company’s consolidated properties. Capital reserves are typically utilized for non-operating expenses such as major capital expenditures. Alternatively, a lender may require its own formula for an escrow of capital reserves. As of December 31, 2019, restricted cash also included approximately $5.2 million of the net proceeds from the October 2019 sale of the Company’s SpringHill Suites by Marriott hotel, located in Green Bay, Wisconsin. These funds were temporarily placed in escrow with a qualified intermediary to potentially facilitate a like-kind exchange transaction in accordance with Section 1031 of the Internal Revenue Code of 1986, as amended. However, the Company decided not to pursue a like-kind exchange transaction and the funds were subsequently released in May 2020.
Principles of Consolidation and Basis of Presentation
The consolidated financial statements include the accounts of Lightstone REIT III and the Operating Partnership and its subsidiaries (over which the Company exercises financial and operating control). As of September 30, 2020, Lightstone REIT III had an approximate 99% general partnership interest in the common units of the Operating Partnership. All inter-company accounts and transactions have been eliminated in consolidation.
COVID-19 Pandemic Operations and Liquidity Update
On March 11, 2020, the World Health Organization declared COVID-19 a global pandemic leading many countries, including the United States, particularly at the individual state level, to impose various restrictions and other measures, including, but not limited to, mandatory closures, quarantines, limitations on travel, “shelter in place” rules and certain other measures in an effort to reduce its duration and spread. The COVID-19 pandemic has continued to evolve and while most states have initiated a phased approach allowing for reductions and/or lifting of restrictions, the situation remains highly unpredictable and dynamic.
As a result of the COVID-19 pandemic, room demand for the Company's consolidated and unconsolidated hotels began to significantly decline in March 2020 and these trends have continued through the third quarter. The COVID-19 pandemic has had a significant negative impact on the Company's operations and financial results to date and the Company currently expects that the COVID-19 pandemic will continue to have a significant negative impact on its results of operations, financial position and cash flow for the remainder of 2020 and into 2021. The Company cannot estimate when room demand will recover for its hotels.
In light of the impact of the COVID-19 pandemic on the operating results of its hotels, the Company has taken certain actions to preserve its liquidity, including the following:
Based on these actions, along with its cash and cash equivalents on hand, the Company believes that it will have sufficient liquidity to meet its obligations for at least twelve months from the date of issuance of these financial statements.
New Accounting Pronouncements
The Company has reviewed and determined that other recently issued accounting pronouncements will not have a material impact on its financial position, results of operations and cash flows, or do not apply to its current operations. |
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Investments in Unconsolidated Affiliated Real Estate Entities |
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| Investments in Unconsolidated Affiliated Real Estate Entities | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Investments in Unconsolidated Affiliated Real Estate Entities | 3. Investments in Unconsolidated Affiliated Real Estate Entities
The entities listed below are or were partially owned by the Company. The Company accounts for these investments under the equity method of accounting as the Company exercises significant influence, but does not exercise financial and operating control over these entities. A summary of the Company’s investments in the unconsolidated affiliated real estate entities is as follows:
The Cove Joint Venture
On January 31, 2017, the Company, through its wholly owned subsidiary, REIT III COVE LLC along with LSG Cove LLC, an affiliate of the Sponsor and a related party, REIT IV COVE LLC, a wholly owned subsidiary of Lightstone Real Estate Income Trust, Inc. (“Lightstone IV”), a real estate investment trust also sponsored by the Sponsor and a related party and Maximus Cove Investor LLC (“Maximus”), an unrelated third party, completed the acquisition of all of RP Cove, L.L.C’s membership interest in RP Maximus Cove, L.L.C. (the “Cove Joint Venture”) for aggregate consideration of approximately $255.0 million (the “Cove Transaction”). The Cove Joint Venture owns and operates The Cove at Tiburon (“the Cove”), a 281-unit, luxury waterfront multifamily residential property located in Tiburon, California. Prior to entering into The Cove Transaction, Maximus previously owned a separate noncontrolling interest in the Cove Joint Venture.
The Company paid approximately $20.0 million for a 22.5% membership interest in the Cove Joint Venture. The Company’s ownership interest in the Cove Joint Venture was a non-managing interest. The Company determined that the Cove Joint Venture was a variable interest entity but the Company was not the primary beneficiary. The Company accounted for its ownership interest in the Cove Joint Venture in accordance with the equity method of accounting because it exerted significant influence over but did not control the Cove Joint Venture. The Company commenced recording its allocated portion of profit/loss and cash distributions beginning as of January 31, 2017 with respect to its 22.5% membership interest in the Cove Joint Venture.
Subsequent to the Company’s acquisition of its 22.5% membership interest in the Cove Joint Venture, it made an aggregate of $2.6 million of additional capital contributions and received aggregate distributions of $0.9 million. All of these additional capital contributions were made and distributions received in periods prior to 2020.
On December 17, 2019, REIT III Cove LLC, REIT IV Cove LLC, LSG Cove LLC (collectively, the “Redeemers”), Maximus and the Cove Joint Venture entered into a redemption agreement (the “Redemption Agreement”), pursuant to which the Cove Joint Venture would redeem the membership interests of the Redeemers for an aggregate redemption price of approximately $87.6 million.
On February 12, 2020, the Cove Joint Venture completed the redemption of the Redeemers’ membership interests in the Cove Joint Venture pursuant to the terms of the Redemption Agreement for an aggregate redemption price of approximately $87.6 million. In connection, with the redemption of its 22.5% membership interest in the Cove Joint Venture, the Company received proceeds of approximately $21.9 million which resulted in a gain on the disposition of investment in unconsolidated affiliated real estate entity of approximately $7.9 million during the first quarter of 2020, which is included on the consolidated statements of operations for the nine months ended September 30, 2020. As a result of the redemption of its 22.5% membership interest in the Cove Joint Venture on February 12, 2020, the Company no longer has an ownership interest in the Cove Joint Venture.
During August 2020, the Company received $0.1 million of additional proceeds related to the redemption of its membership interest in the Cove Joint Venture and recognized a gain on the disposition of investment in unconsolidated affiliated real estate entity of $0.1 million during the third quarter of 2020. As a result, the Company has recognized an aggregate gain on the disposition of investment in unconsolidated affiliated real estate entity of approximately $8.0 million during the nine months ended September 30, 2020.
The Cove Joint Venture Financial Information
The Company’s carrying value of its interest in the Cove Joint Venture differed from its share of member’s equity reported in the condensed balance sheet of the Cove Joint Venture because the Company’s basis of its investment was in excess of the historical net book value of the Cove Joint Venture. The Company’s additional basis was allocated to depreciable assets was recognized on a straight-line basis over the lives of the appropriate assets.
The following table represents the unaudited condensed income statements for the Cove Joint Venture:
The following table represents the unaudited condensed balance sheet for the Cove Joint Venture:
Hilton Garden Inn Joint Venture
On March 27, 2018, the Company and its Sponsor’s other public program, Lightstone Value Plus Real Estate Investment Trust II, Inc. (“Lightstone REIT II”), acquired, through the Hilton Garden Inn Joint Venture, a 183-room, limited-service hotel located at 29-21 41st Avenue, Long Island City, New York (the “Hilton Garden Inn - Long Island City”) from an unrelated third party, for aggregate consideration of approximately $60.0 million, which consisted of $25.0 million of cash and $35.0 million of proceeds from a mortgage loan from a financial institution (the "Hilton Garden Inn Mortgage"), excluding closing and other related transaction costs. The Company and Lightstone REIT II each have a 50.0% membership interest in the Hilton Garden Inn Joint Venture.
The Company paid approximately $12.9 million for a 50.0% membership interest in the Hilton Garden Inn Joint Venture. The Company’s membership interest in the Hilton Garden Inn Joint Venture is a co-managing interest. The Company accounts for its membership interest in the Hilton Garden Inn Joint Venture in accordance with the equity method of accounting because it exerts significant influence over but does not control the Hilton Garden Inn Joint Venture. All capital contributions and distributions of earnings from the Hilton Garden Inn Joint Venture are made on a pro rata basis in proportion to each member’s equity interest percentage. Any distributions in excess of earnings from the Hilton Garden Inn Joint Venture are made to the members pursuant to the terms of the Hilton Garden Inn Joint Venture’s operating agreement. The Company commenced recording its allocated portion of profit/loss and cash distributions beginning as of March 27, 2018 with respect to its membership interest of 50.0% in the Hilton Garden Inn Joint Venture.
On June 2, 2020, the Hilton Garden Inn Joint Venture and the lender agreed to certain changes to the terms of the Hilton Garden Inn Mortgage, including (i) the deferral of monthly debt service for payments previously due from April 1, 2020 through September 30, 2020, which are now due at maturity (March 27, 2023); (ii) subject to certain conditions, the interest rate spread was reduced by 100 bps to LIBOR + 2.15%, subject to a 4.03% floor, for the six-month period beginning September 1, 2020 through February 28, 2021; (iii) the Hilton Garden Inn Joint Venture deposited $1.2 million into a cash collateral account to be applied against the monthly debt service payments due from October 1, 2020 through March 1, 2021; and waiver of all financial covenants for periods before June 30, 2021. The Hilton Garden Inn Joint Venture is currently in discussions with the lender to further extend the waiver of all financial covenants. However, there can be no assurances that it will be successful in such endeavors.
Subsequent to the Company’s acquisition of its 50.0% membership interest in the Hilton Garden Joint Venture through September 30, 2020, it has made an aggregate of $1.5 million of additional capital contributions (of which $0.9 million was made in 2020) and received aggregate distributions of $1.5 million (of which $44,000 was received in 2020).
Hilton Garden Inn Joint Venture Financial Information
The following table represents the condensed income statement for the Hilton Garden Inn Joint Venture for the period indicated:
The following table represents the condensed balance sheet for the Hilton Garden Inn Joint Venture:
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Marketable Securities and Fair Value Measurements |
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| Marketable Securities and Fair Value Measurements | 4. Marketable Securities and Fair Value Measurements
Marketable Securities
The following is a summary of the Company’s available for sale securities as of the dates indicated:
During 2020, financial markets experienced significant volatility in response to the current COVID-19 pandemic, including significant changes in market interest rates and market prices of certain equity securities. During the three and nine months ended September 30, 2020, the Company experienced a holding gain of approximately $0.1 million and a holding loss of approximately $0.3 million on its available for sale marketable debt securities, respectively. The holding gain and loss are included in the Company's consolidated statements of comprehensive income. As a result, the Company's marketable debt securities had an aggregate net unrealized loss of approximately $0.4 million as of September 30, 2020.
The Company considers the declines in market value of its investments in debt securities to be temporary in nature as the unrealized losses were caused primarily by financial market volatility associated with the current COVID-19 pandemic resulting in significant reductions in market interest rates and market prices of certain debt securities. When evaluating its investments in debt securities for other-than-temporary impairment, the Company reviews factors such as the length of time and extent to which fair value has been below cost basis, the financial condition of the issuer and any changes thereto, and the Company’s intent to sell, or whether it is more likely than not it will be required to sell, the debt security before recovery of its amortized cost basis. During the nine months ended September 30, 2020 and 2019, the Company did not recognize any impairment charges on its investments in debt securities. As of September 30, 2020, the Company does not consider any of its investments in debt securities to be other-than-temporarily impaired.
The Company may sell certain of its investments in marketable debt securities prior to their stated maturities for strategic purposes, in anticipation of credit deterioration, or for duration management.
Fair Value Measurements
Fair value is defined as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. Valuation techniques used to measure fair value must maximize the use of observable inputs and minimize the use of unobservable inputs.
The standard describes a fair value hierarchy based on three levels of inputs, of which the first two are considered observable and the last unobservable, that may be used to measure fair value:
As of September 30, 2020 and December 31, 2019, the Company’s equity securities were classified as Level 1 assets and the Company’s debt securities were classified as Level 2 assets. There were no transfers between the level classifications during the during the nine months ended September 30, 2020.
The fair values of the Company’s investments in equity securities are measured using quoted prices in active markets for identical assets and debt securities are measured using readily available quoted prices for similar assets.
The following table summarizes the estimated fair value of our investments in marketable debt securities with stated contractual maturity dates, accounted for as available-for-sale securities and classified by the contractual maturity date of the securities:
The Company did not have any other significant financial assets or liabilities, which would require revised valuations that are recognized at fair value. |
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Mortgages payable, net |
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| Mortgage payable, net |
Mortgages payable, net consists of the following:
Revolving Credit Facility
The Company, through certain subsidiaries, has a non-recourse Revolving Credit Facility with a financial institution. The Revolving Credit Facility provides the Company with a line of credit of up to $60.0 million pursuant to which it may designate properties as collateral that allow borrowings up to a 65.0% loan-to-value ratio subject to also meeting certain financial covenants, including a prescribed minimum debt yield. The Revolving Credit Facility provides for monthly interest-only payments and the entire principal balance is due upon its expiration.
The Revolving Credit Facility, which was entered into on July 13, 2016, had an initial maturity date of July 13, 2019, subject to two one-year options to extend at the sole discretion of the lender. The initial interest rate on the Revolving Credit Facility was LIBOR+ 4.95% until it was reduced to LIBOR+ 3.50% effective June 18, 2018. On July 11, 2019, the Company and the lender amended the Revolving Credit Facility to extend the initial maturity date for 60 days to provide additional time to finalize the terms of a long-term extension. In connection with this amendment, the interest rate on the Revolving Credit Facility was reduced from LIBOR+ 3.50% to LIBOR+ 3.15%, effective July 1, 2019 and the requirements under the minimum debt yield ratio were modified effective as of March 31, 2019. On August 22, 2019, the Company and the lender further amended the Revolving Credit Facility to extend the maturity date to July 13, 2022, subject to two, one-year options to extend at the sole discretion of the lender. In connection with this amendment, the Company made principal paydowns of approximately $0.6 million on both August 22, 2019 and December 31, 2019, respectively, and in certain circumstances would be required to make an additional principal paydown of approximately $0.6 million on April 1, 2020.
On June 2, 2020, the Company and the lender agreed to certain changes to the terms of the Company’s revolving credit facility (the “Revolving Credit Facility"), including (i) the deferral of monthly debt service for payments previously due from April 1, 2020 through September 30, 2020, which are now due at maturity; (ii) subject to certain conditions, the interest rate spread was reduced by 100 bps to LIBOR + 2.15%, subject to a 3.00% floor, for the six-month period beginning September 1, 2020 through February 28, 2021; (iii) the Company deposited $0.8 million into a cash collateral account (which is classified as restricted cash on the consolidated balance sheets) to be applied against the monthly debt service payments due from October 1, 2020 through March 1, 2021; and waiver of all financial covenants for periods before June 30, 2021 and the Company is currently in discussions with the lender to further extend the waiver of all financial covenants. However, there can be no assurances that it will be successful in such endeavors. Additionally, a principal paydown of approximately $0.6 million, which was previously due on April 1, 2020 was bifurcated into two separate principal paydowns, each one approximately $0.3 million, which were made in June 2020 and September 2020.
As of September 30, 2020, the Revolving Credit Facility had an outstanding principal balance of approximately $38.4 million and six of the Company's hotel properties were pledged as collateral.
Home2 Suites Promissory Note
On October 5, 2016, the Company entered into a non-recourse promissory note (the “Home2 Suites Promissory Note”) for $28.4 million. The Promissory Note has a term of five years, bears interest at 4.73% and requires monthly interest and principal payments of $147,806 through its stated maturity with the then remaining unpaid balance of approximately $26.1 million due upon maturity. The Home2 Suites Promissory Note is cross-collateralized by two of the Company’s hotel properties (Home2 Suites – Tukwila and Home2 Suites – Salt Lake City).
Although the Company is current with respect to the payment of debt service on its nonrecourse Home2 Suites Promissory Note, it did not meet the required minimum debt service coverage ratio for the third quarter of 2020 because of the impact of the COVID-19 pandemic on the operating performance of these two hotels. As a result, the lender may elect to retain any excess cash flow from these two hotels until such time as a prescribed minimum debt service coverage ratio is achieved for two successive quarters. If the lender elects to retain any excess cash flow from these two hotels, the Company does not believe it would have a material effect on its liquidity or financial condition.
Principal Maturities
The following table, based on the initial terms of the mortgage, sets forth their aggregate estimated contractual principal maturities, including balloon payments due at maturity, as of September 30, 2020:
Pursuant to the Company’s debt agreements, approximately $3.3 million and $2.3 million of funds were held in restricted escrow accounts as of September 30, 2020 and December 31, 2019, respectively. Such escrows are subject to release in accordance with the applicable debt agreement for the payment of real estate taxes, debt service payments, insurance and capital improvements, as required. Certain of our debt agreements contain clauses providing for prepayment penalties. |
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Notes Payable |
9 Months Ended |
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Sep. 30, 2020 | |
| Notes payable | |
| Notes Payable | 6. Notes Payable
During April 2020, the Company, through various subsidiaries (each such entity, a "Borrower"), received aggregate funding of $1.5 million through loans (the "PPP Loans") originated under the federal Paycheck Protection Program, which was established under the Coronavirus Aid, Relief, and Economic Security Act (the "CARES Act") and is administered by the U.S. Small Business Administration. The PPP Loans each have a term of five years and provide for an interest rate of 1.00%. The payment of principal and interest on the PPP loan is deferred until the day that the forgiven amount is remitted to the lender (approximately five months after the forgiveness application is submitted to the lender, unless the Borrower appeals a denial of forgiveness) or ten months after the end of the Borrower's covered period, whichever is earlier. Pursuant to the terms of the CARES Act, the proceeds of the PPP Loans may be used for payroll costs, mortgage interest, rent or utility costs.
The promissory note for each of the PPP Loans contains customary events of default relating to, among other things, payment defaults and breach of representations and warranties or of provisions of the relevant promissory note. Under the terms of the CARES Act, each Borrower can apply for and be granted forgiveness for all or a portion of the PPP Loans. Such forgiveness will be determined, subject to limitations, based on the use of loan proceeds in accordance with the terms of the CARES Act. Although the Company intends for each Borrower to apply for loan forgiveness, no assurance can be given that any Borrower will ultimately obtain forgiveness under any relevant PPP Loan, in whole or in part. As of September 30, 2020, the PPP Loans had an outstanding balance of $1.5 million and are classified as Notes Payable on the consolidated balance sheets. |
Earnings per Share |
9 Months Ended |
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Sep. 30, 2020 | |
| Earnings per Share | |
| Earnings per Share | 7. Earnings per Share
The Company had no potentially dilutive securities outstanding during the periods presented. Accordingly, basic and diluted earnings per share is calculated by dividing earnings attributable to common shareholders by the weighted-average number of shares of common stock outstanding during the applicable period. |
Related Party Transactions |
9 Months Ended | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Sep. 30, 2020 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Related Party Transactions | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Related Party Transactions | 8. Related Party Transactions
Due to related parties and other transactions
The Company has agreements with the Advisor to pay certain fees in exchange for services performed by the Advisor and/or its affiliated entities. Additionally, the Company’s ability to secure financing and its real estate operations are dependent upon its Advisor and its affiliates to perform such services as provided in these agreements. Amounts the Company owes to the Advisor and its affiliated entities are principally for asset management fees, and are classified as due to related parties on the consolidated balance sheets.
The following table represents the fees incurred associated with the payments to the Company’s Advisor for the periods indicated:
(1) Generally, capitalized and amortized over the estimated useful life of the associated asset. |
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Financial Instruments |
9 Months Ended | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Sep. 30, 2020 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Financial Instruments | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Financial Instruments | 9. Financial Instruments
The carrying amounts reported in the consolidated balance sheets for cash, accounts receivable and other assets, accounts payable and other accrued expenses and due to/from related parties approximated their fair values because of the short maturity of these instruments.
The estimated fair value of our mortgages payable is as follows:
The fair value of our mortgages payable was determined by discounting the future contractual interest and principal payments by market interest rates. |
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Commitments and Contingencies |
9 Months Ended |
|---|---|
Sep. 30, 2020 | |
| Commitments and Contingencies | |
| Commitments and Contingencies | 10. Commitments and Contingencies
Legal Proceedings
From time to time in the ordinary course of business, the Company may become subject to legal proceedings, claims or disputes. As of the date hereof, we are not a party to any material pending legal proceedings. |
Share Repurchase Program |
9 Months Ended |
|---|---|
Sep. 30, 2020 | |
| Share Repurchase Program | |
| Share Repurchase Program | 11. Share Repurchase Program
The Company’s share repurchase program may provide its stockholders with limited, interim liquidity by enabling them to sell their shares of common stock back to the Company, subject to certain restrictions. From the Company’s date of inception through December 31, 2019 we repurchased 397,370 shares of common stock, pursuant to our share repurchase program. We repurchased the shares at an average price per share of $9.72 per share. For the period from January 1 through March 18, 2020, 80,436 shares of common stock were repurchased under our share repurchase program at an average price per share of $9.92 per share.
On March 19, 2020, the Board of Directors amended the share repurchase program to remove stockholder notice requirements and also approved the suspension of all redemptions effective immediately. |
Summary of Significant Accounting Policies (Policies) |
9 Months Ended | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Sep. 30, 2020 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Summary of Significant Accounting Policies | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Revenue | Revenue
The following table represents the total revenues from hotel operations on a disaggregated basis:
|
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| Restricted Cash | Restricted cash
As required by the Company’s lenders, restricted cash is held in escrow accounts for anticipated capital expenditures, real estate taxes, debt service payments and other reserves for certain of the Company’s consolidated properties. Capital reserves are typically utilized for non-operating expenses such as major capital expenditures. Alternatively, a lender may require its own formula for an escrow of capital reserves. As of December 31, 2019, restricted cash also included approximately $5.2 million of the net proceeds from the October 2019 sale of the Company’s SpringHill Suites by Marriott hotel, located in Green Bay, Wisconsin. These funds were temporarily placed in escrow with a qualified intermediary to potentially facilitate a like-kind exchange transaction in accordance with Section 1031 of the Internal Revenue Code of 1986, as amended. However, the Company decided not to pursue a like-kind exchange transaction and the funds were subsequently released in May 2020. |
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| Principles of Consolidation and Basis of Presentation | Principles of Consolidation and Basis of Presentation
The consolidated financial statements include the accounts of Lightstone REIT III and the Operating Partnership and its subsidiaries (over which the Company exercises financial and operating control). As of September 30, 2020, Lightstone REIT III had an approximate 99% general partnership interest in the common units of the Operating Partnership. All inter-company accounts and transactions have been eliminated in consolidation. |
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| COVID-19 Pandemic Operations and Liquidity Update | COVID-19 Pandemic Operations and Liquidity Update
On March 11, 2020, the World Health Organization declared COVID-19 a global pandemic leading many countries, including the United States, particularly at the individual state level, to impose various restrictions and other measures, including, but not limited to, mandatory closures, quarantines, limitations on travel, “shelter in place” rules and certain other measures in an effort to reduce its duration and spread. The COVID-19 pandemic has continued to evolve and while most states have initiated a phased approach allowing for reductions and/or lifting of restrictions, the situation remains highly unpredictable and dynamic.
As a result of the COVID-19 pandemic, room demand for the Company's consolidated and unconsolidated hotels began to significantly decline in March 2020 and these trends have continued through the third quarter. The COVID-19 pandemic has had a significant negative impact on the Company's operations and financial results to date and the Company currently expects that the COVID-19 pandemic will continue to have a significant negative impact on its results of operations, financial position and cash flow for the remainder of 2020 and into 2021. The Company cannot estimate when room demand will recover for its hotels.
In light of the impact of the COVID-19 pandemic on the operating results of its hotels, the Company has taken certain actions to preserve its liquidity, including the following:
Based on these actions, along with its cash and cash equivalents on hand, the Company believes that it will have sufficient liquidity to meet its obligations for at least twelve months from the date of issuance of these financial statements. |
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| New Accounting Pronouncements | New Accounting Pronouncements
The Company has reviewed and determined that other recently issued accounting pronouncements will not have a material impact on its financial position, results of operations and cash flows, or do not apply to its current operations |
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Summary of Significant Accounting Policies (Tables) |
9 Months Ended | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
Sep. 30, 2020 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Summary of Significant Accounting Policies | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Schedule of revenues from hotel operations | The following table represents the total revenues from hotel operations on a disaggregated basis:
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Investments in Unconsolidated Affiliated Real Estate Entities (Tables) |
9 Months Ended | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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Sep. 30, 2020 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Schedule of investments in the unconsolidated affiliated real estate | A summary of the Company’s investments in the unconsolidated affiliated real estate entities is as follows:
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| RP Maximus Cove LLC [Member] | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Schedule of condensed income statement | The following table represents the unaudited condensed income statements for the Cove Joint Venture:
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| Schedule of condensed balance sheet | The following table represents the unaudited condensed balance sheet for the Cove Joint Venture:
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| Hilton Garden Inn [Member] | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Schedule of condensed income statement | The following table represents the condensed income statement for the Hilton Garden Inn Joint Venture for the period indicated:
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| Schedule of condensed balance sheet | The following table represents the condensed balance sheet for the Hilton Garden Inn Joint Venture:
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Marketable Securities and Fair Value Measurements (Tables) |
9 Months Ended | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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Sep. 30, 2020 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Marketable Securities and Fair Value Measurements | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Schedule of available-for-sale Securities Reconciliation | The following is a summary of the Company’s available for sale securities as of the dates indicated:
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| Schedule of estimated fair value of investments | The following table summarizes the estimated fair value of our investments in marketable debt securities with stated contractual maturity dates, accounted for as available-for-sale securities and classified by the contractual maturity date of the securities:
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Mortgages payable, net (Tables) |
9 Months Ended | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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Sep. 30, 2020 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Mortgages payable, net | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Schedule of mortgages Payable, Net | Mortgages payable, net consists of the following:
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| Schedule of principal maturities | The following table, based on the initial terms of the mortgage, sets forth their aggregate estimated contractual principal maturities, including balloon payments due at maturity, as of September 30, 2020:
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Related Party Transactions (Tables) |
9 Months Ended | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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Sep. 30, 2020 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Related Party Transactions | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Schedule of fees payments to Company's Advisor | The following table represents the fees incurred associated with the payments to the Company’s Advisor for the periods indicated:
(1) Generally, capitalized and amortized over the estimated useful life of the associated asset. |
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Financial Instruments (Tables) |
9 Months Ended | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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Sep. 30, 2020 | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Financial Instruments | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Schedule of mortgage payables |
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Summary of Significant Accounting Policies - Summary of total revenues from hotel operations on a disaggregated basis (Details) - USD ($) |
3 Months Ended | 9 Months Ended | ||
|---|---|---|---|---|
Sep. 30, 2020 |
Sep. 30, 2019 |
Sep. 30, 2020 |
Sep. 30, 2019 |
|
| Total revenues | $ 3,472,785 | $ 9,551,687 | $ 11,099,699 | $ 25,512,858 |
| Room [Member] | ||||
| Total revenues | 3,363,015 | 9,148,423 | 10,692,786 | 24,414,976 |
| Food, beverage and other [Member] | ||||
| Total revenues | $ 109,770 | $ 403,264 | $ 406,913 | $ 1,097,882 |
Investments in Unconsolidated Affiliated Real Estate Entities - Summary of investments in the unconsolidated affiliated real estate entities (Details) - USD ($) |
9 Months Ended | |
|---|---|---|
Sep. 30, 2020 |
Dec. 31, 2019 |
|
| Schedule of Equity Method Investments [Line Items] | ||
| Total investments in unconsolidated affiliated real estate entities | $ 11,115,909 | $ 25,929,408 |
| RP Maximus Cove LLC [Member] | ||
| Schedule of Equity Method Investments [Line Items] | ||
| Business Acquisition, Date of Acquisition Agreement | Jan. 31, 2017 | |
| Ownership Percentage | 22.50% | |
| Total investments in unconsolidated affiliated real estate entities | 14,150,280 | |
| LVP LIC Hotel JV LLC [Member] | ||
| Schedule of Equity Method Investments [Line Items] | ||
| Business Acquisition, Date of Acquisition Agreement | Mar. 27, 2018 | |
| Ownership Percentage | 50.00% | |
| Total investments in unconsolidated affiliated real estate entities | $ 11,115,909 | $ 11,779,128 |
Investments in Unconsolidated Affiliated Real Estate Entities - Summary of unaudited condensed income statements for the Cove Joint Venture (Details) - USD ($) |
1 Months Ended | 3 Months Ended | 9 Months Ended | ||||
|---|---|---|---|---|---|---|---|
Feb. 12, 2020 |
Sep. 30, 2020 |
Sep. 30, 2019 |
Sep. 30, 2020 |
Sep. 30, 2019 |
|||
| Schedule of Equity Method Investments [Line Items] | |||||||
| Revenues | $ 3,472,785 | $ 9,551,687 | $ 11,099,699 | $ 25,512,858 | |||
| Depreciation and amortization | 1,273,187 | 1,510,221 | 3,818,047 | 4,405,768 | |||
| Net (loss)/income | (2,462,564) | (156,089) | (101,243) | (3,911,469) | |||
| Company's loss from investment | (526,276) | (391,548) | (1,650,218) | (2,339,928) | |||
| RP Maximus Cove LLC [Member] | |||||||
| Schedule of Equity Method Investments [Line Items] | |||||||
| Revenues | $ 1,375,000 | 4,227,000 | 11,912,000 | ||||
| Property operating expenses | 430,000 | 1,297,000 | 3,774,000 | ||||
| General and administrative costs | 13,000 | 17,000 | 83,000 | ||||
| Depreciation and amortization | 960,000 | 2,884,000 | 8,620,000 | ||||
| Operating loss/(income) | 28,000 | (29,000) | 565,000 | ||||
| Loss on debt extinguishment | 0 | (1,526,000) | |||||
| Interest expense and other, net | (652,000) | (2,019,000) | (7,470,000) | ||||
| Net (loss)/income | (680,000) | (1,990,000) | (9,561,000) | ||||
| Company's share of net loss | (153,000) | (448,000) | (2,151,000) | ||||
| Adjustment to depreciation and amortization expense | [1] | (5,000) | (10,000) | (30,000) | |||
| Company's loss from investment | $ (158,000) | (458,000) | (2,181,000) | ||||
| Hilton Garden Inn [Member] | |||||||
| Schedule of Equity Method Investments [Line Items] | |||||||
| Revenues | 701,000 | 3,016,000 | 2,921,000 | 8,110,000 | |||
| Property operating expenses | 674,000 | 1,750,000 | 2,635,000 | 5,020,000 | |||
| General and administrative costs | 4,000 | 1,000 | 33,000 | (21,000) | |||
| Depreciation and amortization | 641,000 | 629,000 | 1,886,000 | 1,898,000 | |||
| Operating loss/(income) | 618,000 | (636,000) | 1,633,000 | (1,213,000) | |||
| Interest expense and other, net | (435,000) | (505,000) | (1,352,000) | (1,531,000) | |||
| Net (loss)/income | (1,053,000) | 131,000 | (2,985,000) | (318,000) | |||
| Company's share of net loss | $ (527,000) | $ 66,000 | $ (1,493,000) | $ (159,000) | |||
| |||||||
Investments in Unconsolidated Affiliated Real Estate Entities - Additional Information (Details) |
1 Months Ended | 3 Months Ended | 6 Months Ended | 9 Months Ended | ||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Feb. 12, 2020
USD ($)
|
Dec. 17, 2019
USD ($)
|
Jul. 11, 2019 |
Jul. 01, 2019 |
Jun. 18, 2018 |
Mar. 27, 2018
USD ($)
|
Oct. 05, 2016
USD ($)
|
Jul. 13, 2016 |
Aug. 31, 2020
USD ($)
|
Jan. 31, 2017
USD ($)
|
Sep. 30, 2020
USD ($)
room
|
Sep. 30, 2019
USD ($)
|
Feb. 28, 2021
USD ($)
|
Sep. 30, 2020
USD ($)
room
|
Sep. 30, 2020
USD ($)
room
|
Sep. 30, 2019
USD ($)
|
Mar. 01, 2021
USD ($)
|
Dec. 31, 2019
USD ($)
|
|
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Additional paid-in-capital | $ 113,205,240 | $ 113,205,240 | $ 113,205,240 | $ 114,002,133 | ||||||||||||||
| Joint Venture Investment Property Description | The Cove Joint Venture owns and operates The Cove at Tiburon ("the Cove"), a 281-unit, luxury waterfront multifamily residential property located in Tiburon, California. Prior to entering into The Cove Transaction, Maximus previously owned a separate noncontrolling interest in the Cove Joint Venture. | |||||||||||||||||
| Proceeds from Divestiture of Interest in Joint Venture | $ 21,900,000 | $ 100,000 | ||||||||||||||||
| Number Of Rooms | room | 872 | 872 | 872 | |||||||||||||||
| Gain on the disposition of investment property | $ 100,000 | |||||||||||||||||
| Gain on the disposition of investment in unconsolidated affiliated real estate entity | $ 120,328 | $ 0 | $ 7,996,967 | $ 0 | ||||||||||||||
| Refurbishment Guarantee [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Redemption of Joint Venture, Amount | $ 87,600,000 | |||||||||||||||||
| Cove Joint Venture [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Additional paid-in-capital | $ 2,600,000 | |||||||||||||||||
| Aggregate distributions received | 900,000 | |||||||||||||||||
| Reportable Legal Entities [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Redemption of Joint Venture, Amount | $ 87,600,000 | |||||||||||||||||
| Hilton Garden Inn [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Aggregate purchase price | $ 60,000,000 | |||||||||||||||||
| Offering funds used in acquisition | 25,000,000 | |||||||||||||||||
| Proceeds from Issuance of Debt | $ 35,000,000 | |||||||||||||||||
| Business Acquisition, Percentage of Voting Interests Acquired | 50.00% | 50.00% | 50.00% | 50.00% | ||||||||||||||
| Additional paid-in-capital | $ 900,000 | $ 900,000 | $ 900,000 | |||||||||||||||
| Hilton Garden Inn [Member] | Cove Joint Venture [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Offering funds used in acquisition | $ 12,900,000 | |||||||||||||||||
| Cove Transaction [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Aggregate purchase price | 255,000,000 | |||||||||||||||||
| Offering funds used in acquisition | $ 20,000,000 | |||||||||||||||||
| Business Acquisition, Percentage of Voting Interests Acquired | 22.50% | 22.50% | ||||||||||||||||
| Gain on the disposition of investment property | $ 7,900,000 | |||||||||||||||||
| Hilton Garden Inn Joint Venture [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Additional paid-in-capital | 1,500,000 | |||||||||||||||||
| Aggregate distributions received | $ 1,500,000 | $ 44,000 | ||||||||||||||||
| Revolving Credit Facility [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Face amount | $ 28,400,000 | |||||||||||||||||
| Debt Instrument, Term | 5 years | |||||||||||||||||
| Debt Instrument, Interest Rate, Stated Percentage | 4.73% | |||||||||||||||||
| Revolving Credit Facility [Member] | Hilton Garden Inn Joint Venture [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Maturity date | Mar. 27, 2023 | |||||||||||||||||
| Revolving Credit Facility [Member] | Subsequent Event [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Debt Instrument, Basis Spread on Variable Rate | 100.00% | |||||||||||||||||
| Cash collateral | $ 800,000 | $ 800,000 | ||||||||||||||||
| Revolving Credit Facility [Member] | Subsequent Event [Member] | Hilton Garden Inn Joint Venture [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Debt Instrument, Basis Spread on Variable Rate | 100.00% | |||||||||||||||||
| Cash collateral | $ 1,200,000 | |||||||||||||||||
| Revolving Credit Facility [Member] | Libor [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Debt Instrument, Basis Spread on Variable Rate | 3.50% | 3.15% | 3.50% | 4.95% | ||||||||||||||
| Revolving Credit Facility [Member] | Libor [Member] | Subsequent Event [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Debt Instrument, Interest Rate, Basis for Effective Rate | 2.15% | |||||||||||||||||
| Floor rate | 3.00% | |||||||||||||||||
| Revolving Credit Facility [Member] | Libor [Member] | Subsequent Event [Member] | Hilton Garden Inn Joint Venture [Member] | ||||||||||||||||||
| Schedule of Equity Method Investments [Line Items] | ||||||||||||||||||
| Debt Instrument, Interest Rate, Basis for Effective Rate | 2.15% | |||||||||||||||||
| Floor rate | 4.03% | |||||||||||||||||
Marketable Securities and Fair Value Measurements - Summary of the Company's available for sale securities (Details) - USD ($) |
3 Months Ended | 9 Months Ended | 12 Months Ended |
|---|---|---|---|
Sep. 30, 2020 |
Sep. 30, 2020 |
Dec. 31, 2019 |
|
| Debt securities, Fair Value | $ 2,561,925 | $ 2,561,925 | |
| Marketable securities, Adjusted cost | 3,383,913 | 3,383,913 | $ 3,306,624 |
| Marketable securities, Gross Unrealized Gain | 1,348 | 61,355 | |
| Marketable securities, Gross Unrealized Loss | (357,183) | (139,220) | |
| Marketable securities, Fair Value | 3,028,078 | 3,028,078 | 3,228,759 |
| Debt Securities, Available-for-sale, Realized Loss | 300,000 | ||
| Debt Securities, Available-for-sale, Realized Gain | 100,000 | ||
| Debt Securities, Available-for-sale, Unrealized Gain (Loss) | 400,000 | ||
| Mutual Fund [Member] | |||
| Equity securities, Adjusted Cost | 464,805 | 464,805 | 387,529 |
| Equity securities, Gross Unrealized Gains | 1,348 | 805 | |
| Equity securities, Gross Unrealized Loss | 0 | 0 | |
| Equity securities, Fair Value | 466,153 | 466,153 | 388,334 |
| Corporate Bonds [Member] | |||
| Debt securities, Adjusted Cost | 2,919,108 | 2,919,108 | 2,919,095 |
| Debt securities, Gross Unrealized Gains | 0 | 60,550 | |
| Debt securities, Gross Unrealized Losses | (357,183) | (139,220) | |
| Debt securities, Fair Value | $ 2,561,925 | $ 2,561,925 | $ 2,840,425 |
Marketable Securities and Fair Value Measurements - Estimated fair value of our investments in marketable debt securities (Details) |
Sep. 30, 2020
USD ($)
|
|---|---|
| Marketable Securities and Fair Value Measurements | |
| Due in 1 year | $ 0 |
| Due in 1 year through 5 years | 2,155,050 |
| Due in 5 year through 10 years | 0 |
| Due after 10 years | 406,875 |
| Total | $ 2,561,925 |
Mortgages payable, net - Summary of Mortgages payable, net (Details) - USD ($) |
9 Months Ended | ||
|---|---|---|---|
Sep. 30, 2020 |
Dec. 31, 2019 |
Oct. 05, 2016 |
|
| Total mortgages payable | $ 65,049,883 | $ 65,983,719 | |
| Less: Deferred financing costs | (206,745) | (342,442) | |
| Total principal maturities, net | $ 64,843,138 | 65,641,277 | |
| Weighted Average Interest Rate | 4.55% | ||
| Amount Due at Maturity | $ 64,542,386 | ||
| Revolving Credit Facility [Member] | |||
| Total mortgages payable | $ 38,414,814 | 38,988,014 | |
| Total principal maturities, net | $ 26,100,000 | ||
| Interest Rate | LIBOR + 2.15% (floor of 3.00%) | ||
| Interest Rate | 4.73% | ||
| Weighted Average Interest Rate | 4.16% | ||
| Maturity Date | July 2022 | ||
| Amount Due at Maturity | $ 38,414,814 | ||
| Promissory Note [Member] | |||
| Total mortgages payable | $ 26,635,069 | $ 26,995,705 | |
| Interest Rate | 4.73% | ||
| Weighted Average Interest Rate | 4.73% | ||
| Maturity Date | October 2021 | ||
| Amount Due at Maturity | $ 26,127,572 |
Mortgages payable, net - Summary of principal maturities (Details) - USD ($) |
Sep. 30, 2020 |
Dec. 31, 2019 |
|---|---|---|
| Mortgages payable, net | ||
| 2020 | $ 125,456 | |
| 2021 | 26,509,613 | |
| 2022 | 38,414,814 | |
| 2023 | 0 | |
| 2024 | 0 | |
| Thereafter | 0 | |
| Principal maturities | 65,049,883 | $ 65,983,719 |
| Less: Deferred financing costs | (206,745) | (342,442) |
| Total principal maturities, net | $ 64,843,138 | $ 65,641,277 |
Mortgages payable, net - Additional Information (Details) |
1 Months Ended | 6 Months Ended | 12 Months Ended | |||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Apr. 01, 2020
USD ($)
|
Aug. 22, 2019
USD ($)
Options
|
Jul. 11, 2019 |
Jul. 01, 2019 |
Jun. 18, 2018 |
Oct. 05, 2016
USD ($)
|
Jul. 13, 2016
Options
|
Sep. 30, 2020
USD ($)
|
Jun. 30, 2020
USD ($)
|
Feb. 28, 2021
USD ($)
|
Dec. 31, 2019
USD ($)
|
Mar. 01, 2021
USD ($)
|
|
| Period of extend the initial maturity date | 60 days | |||||||||||
| Long-term Debt | $ 64,843,138 | $ 65,641,277 | ||||||||||
| Revolving Credit Facility [Member] | ||||||||||||
| Escrow Deposits Related to Debt Compliance | 3,300,000 | 2,300,000 | ||||||||||
| Line of Credit Facility, Maximum Borrowing Capacity | $ 60,000,000 | |||||||||||
| Line Of Credit Facility Current Borrowing Capacity Percentage | 65.00% | |||||||||||
| Debt Instrument, Face Amount | $ 28,400,000 | |||||||||||
| Debt Instrument, Interest Rate, Stated Percentage | 4.73% | |||||||||||
| Debt Instrument, Periodic Payment | $ 147,806 | |||||||||||
| Number of options to extend | Options | 2 | 2 | ||||||||||
| Extension term | 1 year | 1 year | ||||||||||
| Principal paydown | $ 600,000 | $ 600,000 | $ 300,000 | $ 300,000 | $ 600,000 | |||||||
| Outstanding principal balance | $ 38,400,000 | |||||||||||
| Long-term Debt | $ 26,100,000 | |||||||||||
| Debt Instrument, Term | 5 years | |||||||||||
| Revolving Credit Facility [Member] | Subsequent Event [Member] | ||||||||||||
| Spread on variable rate | 100.00% | |||||||||||
| Cash collateral | $ 800,000 | $ 800,000 | ||||||||||
| Revolving Credit Facility [Member] | Libor [Member] | ||||||||||||
| Spread on variable rate | 3.50% | 3.15% | 3.50% | 4.95% | ||||||||
| Revolving Credit Facility [Member] | Libor [Member] | Subsequent Event [Member] | ||||||||||||
| Floor rate | 3.00% | |||||||||||
| Debt Instrument, Interest Rate, Basis for Effective Rate | 2.15% | |||||||||||
Notes Payable - (Details) - USD ($) |
1 Months Ended | 9 Months Ended | ||
|---|---|---|---|---|
Apr. 30, 2020 |
Sep. 30, 2020 |
Sep. 30, 2019 |
Dec. 31, 2019 |
|
| Line of Credit Facility [Line Items] | ||||
| Proceeds from loans provided under the federal Paycheck Protection Program | $ 1,450,230 | $ 0 | ||
| Notes payable | 1,450,230 | $ 0 | ||
| Federal Paycheck Protection Program | ||||
| Line of Credit Facility [Line Items] | ||||
| Proceeds from loans provided under the federal Paycheck Protection Program | $ 1,500,000 | |||
| Interest rate on loan | 1.00% | |||
| Loan term | 5 years | |||
| Period for repayment of loan deferred until the day forgiven amount is remitted to lender | 5 months | |||
| Borrowers covered period upon repayment of loan | 10 months | |||
| Notes payable | $ 1,500,000 | |||
Related Party Transactions - Summary of fees incurred associated with the payments - (Details) - Advisor [Member] - USD ($) |
3 Months Ended | 9 Months Ended | ||
|---|---|---|---|---|
Sep. 30, 2020 |
Sep. 30, 2019 |
Sep. 30, 2020 |
Sep. 30, 2019 |
|
| Related Party Transaction [Line Items] | ||||
| Development fees | $ 0 | $ 0 | $ 0 | $ 4,954 |
| Disposition fees (general and administrative costs) | 0 | 0 | 39,200 | 0 |
| Asset Management Fees (general and administrative costs) | 300,292 | 460,009 | 955,706 | 1,370,791 |
| Total | $ 300,292 | $ 460,009 | $ 994,906 | $ 1,375,745 |
Financial Instruments - Summary of estimated fair value of our mortgages payable (Details) - USD ($) |
Sep. 30, 2020 |
Dec. 31, 2019 |
|---|---|---|
| Financial Instruments | ||
| Mortgages payable, Carrying Amount | $ 65,049,883 | $ 65,983,719 |
| Mortgages payable, Estimated Fair Value | $ 64,864,326 | $ 65,974,411 |
Share Repurchase Program (Details) - $ / shares |
3 Months Ended | 87 Months Ended |
|---|---|---|
Mar. 18, 2020 |
Dec. 31, 2019 |
|
| Repurchase of common stock | 80,436 | |
| Average price per share of repurchase of common stock | $ 9.92 | |
| Date of Inception Through December 31, 2019 [Member] | ||
| Repurchase of common stock | 397,370 | |
| Average price per share of repurchase of common stock | $ 9.72 |
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