0000929545-18-000063.txt : 20181115 0000929545-18-000063.hdr.sgml : 20181115 20181115093048 ACCESSION NUMBER: 0000929545-18-000063 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 4 CONFORMED PERIOD OF REPORT: 20181115 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20181115 DATE AS OF CHANGE: 20181115 FILER: COMPANY DATA: COMPANY CONFORMED NAME: CONDOR HOSPITALITY TRUST, INC. CENTRAL INDEX KEY: 0000929545 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 521889548 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-34087 FILM NUMBER: 181186131 BUSINESS ADDRESS: STREET 1: 4800 MONTGOMERY LANE STREET 2: SUITE 220 CITY: BETHESDA STATE: MD ZIP: 20814 BUSINESS PHONE: 4023712520 MAIL ADDRESS: STREET 1: 4800 MONTGOMERY LANE STREET 2: SUITE 220 CITY: BETHESDA STATE: MD ZIP: 20814 FORMER COMPANY: FORMER CONFORMED NAME: SUPERTEL HOSPITALITY INC DATE OF NAME CHANGE: 20050601 FORMER COMPANY: FORMER CONFORMED NAME: HUMPHREY HOSPITALITY TRUST INC DATE OF NAME CHANGE: 19940906 8-K 1 cdor-20181115x8k.htm 8-K 8Kearningsrelease

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, DC 20549

FORM 8‑K

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



November 15, 2018

Date of report (Date of earliest event reported)



Condor Hospitality Trust, Inc.

(Exact Name of Registrant as Specified in Its Charter)



Maryland

(State or Other Jurisdiction of Incorporation)



 

1-34087

52-1889548

(Commission File Number)

(IRS Employer Identification No.)

4800 Montgomery Lane, Suite 220

 

Bethesda, MD

20814

(Address of Principal Executive Offices)

(Zip Code)



 

(402) 371-2520

(Registrant’s Telephone Number, Including Area Code)



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

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):



 

☐

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

☐

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

☐

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

☐

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

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

Emerging growth company   ☐

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.   ☐

 

Item 2.02  Results of Operations and Financial Condition.

On November 15, 2018, Condor Hospitality Trust, Inc. issued a press release supplementing its prior earnings release issued on November 12, 2018 on its earnings for the quarter ended September 30, 2018.  The press release issued November 15, 2018 is furnished as Exhibit 99.1 to this Form 8-K and incorporated herein by reference.

Item 9.01  Financial Statements and Exhibits.

(d)  Exhibits.



 

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 hereunto duly authorized.



 



Condor Hospitality Trust, Inc.



 

Date: November 15, 2018

By:  /s/ Arinn Cavey



Name: Arinn Cavey



Title: Chief Accounting Officer









EX-99.1 2 cdor-20181115xex99_1.htm EX-99.1 Earnings Release Q3 2018







 

Picture 3

Picture 1





For Immediate Release



Condor Hospitality Trust Earnings Supplement



BETHESDA, MD, November 15, 2018—Condor Hospitality Trust, Inc. (NYSE American: CDOR), a hotel-focused real estate investment trust (REIT) headquartered and incorporated in the state of Maryland, issued its earnings release on November 12, 2018 for the third quarter ended September 30, 2018.  Based on subsequent inquiries from analysts and investors, the Company has decided to supplement the earnings release with the following information:



Condor Outperformed Peers Except CLDT:



While CDOR experienced slightly negative RevPAR in Q3 2018, CDOR achieved RevPAR outperformance above all other select-service peers except CLDT in the third quarter.  Additionally, Condor’s year-to-date RevPAR growth of 2.8% far exceeds the year-to-date RevPAR growths achieved by its peer group.







 

 

 

 

 

 

 

 

RevPAR Growth - REITs *

 

 

 

 

 

 

 

 

REIT

 

1Q18

 

2Q18

 

3Q18

 

YTD

CDOR

 

 3.9% 

 

 4.6% 

 

-0.1%

 

 2.8% 

APLE

 

 0.9% 

 

 1.3% 

 

-2.2%

 

 0.0% 

INN

 

 0.0% 

 

 0.9% 

 

-0.3%

 

 0.2% 

RLJ

 

-0.7%

 

 1.3% 

 

-0.8%

 

-0.1%

CLDT

 

-2.4%

 

 0.8% 

 

 1.1% 

 

 0.0% 

* Peer RevPAR growth figures for APLE, INN, RLJ, and CLDT (our select-service public peers) are from company filings



Specific Market Challenges Drove Down CDOR RevPAR:



·

The majority of Condor's hotels experienced positive RevPAR growth quarter-over-quarter.

·

The Leawood, Southaven, and Lexington hotels experienced softness in their respective markets that had an outsized effect on Condor's portfolio RevPAR growth.

·

The Austin TownePlace Suites’ year-over-year RevPAR growth was negatively affected by the positive impact of hurricane relief business in 2017 not replicated in 2018.

·

The Home2 Summerville continues to ramp exceeding underwriting expectations.

·

Condor's total portfolio of 15 high-quality assets experienced 1.2% positive RevPAR growth in the third quarter.

·

The eight hotels that had positive RevPAR growth experienced 4.4% quarter-over-quarter growth, well above industry averages.

1

 

 







 

 

 

 

 

 

Hotel

 

3Q18

 

3Q17

 

Growth

Solomons Hilton Garden Inn

 

 103.39 

 

 108.40 

 

-4.6%

Atlanta Hotel Indigo

 

 74.00 

 

 77.20 

 

-4.1%

Jacksonville Courtyard by Marriott

 

 81.97 

 

 80.48 

 

 1.9% 

San Antonio SpringHill Suites

 

 98.14 

 

 93.49 

 

 5.0% 

Atlanta Aloft

 

 112.16 

 

 110.23 

 

 1.8% 

Leawood Aloft

 

 97.28 

 

 109.32 

 

-11.0%

Lexington Home2 Suites

 

 94.07 

 

 100.55 

 

-6.4%

Round Rock Home2 Suites

 

 92.97 

 

 92.03 

 

 1.0% 

Tallahassee Home2 Suites

 

 100.77 

 

 97.35 

 

 3.5% 

Southaven Home2 Suites

 

 97.05 

 

 107.67 

 

-9.9%

Hampton Inn & Suites Lake Mary

 

 95.06 

 

 88.89 

 

 6.9% 

Residence Inn Austin Airport

 

 96.93 

 

 92.07 

 

 5.3% 

Fairfield Inn El Paso

 

 84.21 

 

 73.77 

 

 14.1% 

Total Same-Store Hotels

 

 $95.57 

 

 $95.69 

 

-0.1%

TownePlace Suites Austin Tech Ridge

 

 76.62 

 

 81.48 

 

-6.0%

Home2 Suites Summerville

 

 101.35 

 

 65.17 

 

 55.5% 

Total New Investment Platform Hotels

 

 $94.64 

 

 $93.53 

 

 1.2% 



 

 

 

 

 

 

Same-Store Hotel Comparison

 

3Q18

 

3Q17

 

Growth

8 Positive RevPAR Same-Store Hotels

 

 97.43 

 

 93.36 

 

 4.4% 

5 Negative RevPAR Same-Store Hotels

 

 92.25 

 

 99.87 

 

-7.6%

Total Same-Store Hotels

 

 $95.57 

 

 $95.69 

 

-0.1%



Margin Declines Driven by Property Taxes:



Condor’s New Investment Platform hotels experienced a decline in EBITDA margin primarily driven by an approximate $300k increase in property taxes, a non-operating expense increase representing nearly 200 bps of margin decline.  The Company has filed appeals with respect to the increased assessments which gave rise to the higher real estate taxes.  Had Condor not experienced the impact of higher property taxes, the portfolio would have achieved expanded EBITDA margin in the third quarter.





 

 

 

 

 

 

 

 

 

 

 

 



 

Hotel EBITDA Margin by Property Type



 

Three months ended September 30,

 

Nine months September 30,



 

2018

 

2017

 

2018

 

2017

New investment platform

 

 

 34.6% 

 

 

 36.2% 

 

 

 37.7% 

 

 

 37.3% 

Legacy held for sale

 

 

 33.5% 

 

 

 30.1% 

 

 

 25.4% 

 

 

 26.2% 

Total Hotel EBITDA Margin - Same-Store

 

 

 34.6% 

 

 

 36.0% 

 

 

 37.5% 

 

 

 37.0% 



The above information concerns only completed financial reporting periods. As advised in the earnings release, Condor has initiated a process to evaluate strategic alternatives to enhance shareholder value and until the conclusion of this process, Condor is suspending the issuance of earnings guidance and the holding of earnings conference calls.



About Condor Hospitality Trust, Inc.



Condor Hospitality Trust, Inc. (NYSE American: CDOR), is a self-administered real estate investment trust incorporated in the state of Maryland that specializes in the investment and ownership of upper midscale and upscale, premium-branded select-service, extended stay and limited-service hotels.  The Company currently owns 16 hotels in 8 states.  Condor’s hotels are franchised by a number of the industry’s most well-regarded brand families including Hilton, Marriott, and InterContinental Hotels Group.  For more information or to make a hotel reservation, visit www.condorhospitality.com.



2

 

 

Forward-Looking Information

 

Certain matters within this press release are discussed using forward-looking language as specified in the Private Securities Litigation Reform Act of 1995, and, as such may involve known and unknown risks, uncertainties and other factors that may cause the actual events, results or performance to differ from those presented in the forward-looking statement.  These forward-looking statements are based on assumptions that management has made in light of experience in the business in which the Company operates, as well as other factors management believes to be appropriate under the circumstances.  As you read and consider this release, you should understand that these statements are not guarantees of events, performance or results.  They involve risks, uncertainties (some of which are beyond the Company’s control) and assumptions.  Although management believes that these forward-looking statements are based on reasonable assumptions, you should be aware that many factors could affect events, performance or results and cause them to differ materially from those anticipated in the forward-looking statements.  These factors include among other things, risk factors described from time to time in the Company’s filings with the Securities and Exchange Commission.  The Company cautions that any forward-looking statement included in this press release is made as of the date of this press release and the Company does not undertake to update any forward-looking statement.



Contact:

Jonathan J. Gantt

Chief Financial Officer & Senior Vice President

jgantt@trustcondor.com

(301) 861-3305



3

 

 

Reconciliation of Non-GAAP Financial Measures (Unaudited)

Non-GAAP financial measures are measures of our historical financial performance that are different from measures calculated and presented in accordance with accounting principles generally accepted in the United States of America (“GAAP”).  We report Earnings Before Interest, Taxes, Depreciation, and Amortization (“EBITDA”), EBITDA for real estate (“EBITDAre”), Adjusted EBITDAre, and Hotel EBITDA as non-GAAP measures that we believe are useful to investors as key measures of our operating results and which management uses to facilitate a periodic evaluation of our operating results relative to those of our peers.  Our non-GAAP measures should not be considered as an alternative to U.S. GAAP net earnings as an indication of financial performance or to U.S. GAAP cash flows from operating activities as a measure of liquidity.  Additionally, these measures are not indicative of funds available to fund cash needs or our ability to make cash distributions as they have not been adjusted to consider cash requirements for capital expenditures, property acquisitions, debt service obligations, or other commitments.



EBITDA, EBITDAre, Adjusted EBITDAre, and Hotel EBITDA



The following table reconciles net earnings (loss) to EBITDA, EBITDAre, Adjusted EBITDAre, and Hotel EBITDA for the three and nine months ended September 30, 2018 and 2017 (in thousands). All amounts presented our portion of the results of our unconsolidated Atlanta JV.







 

 

 

 

 

 

 

 

 

 

 



 

 

 

 

 

 

 

 

 

 

 



Three months ended September 30,

 

Nine months ended September 30,

Reconciliation of Net earnings (loss) to EBITDA, EBITDAre, Adjusted EBITDAre, and Hotel EBITDA

2018

 

2017

 

2018

 

2017

Net earnings (loss)

$

 2,678 

 

$

 (1,039)

 

$

 6,377 

 

$

 1,553 

Interest expense

 

 2,154 

 

 

 1,405 

 

 

 6,173 

 

 

 3,468 

Interest expense from JV

 

 543 

 

 

 478 

 

 

 1,553 

 

 

 1,470 

Loss on debt extinguishment

 

 -

 

 

 -

 

 

 -

 

 

 800 

Income tax expense

 

 132 

 

 

 15 

 

 

 315 

 

 

 50 

Depreciation and amortization expense

 

 2,423 

 

 

 1,993 

 

 

 7,126 

 

 

 4,813 

Depreciation and amortization expense from JV

 

 289 

 

 

 284 

 

 

 866 

 

 

 852 

EBITDA

 

 8,219 

 

 

 3,136 

 

 

 22,410 

 

 

 13,006 

Net (gain) loss on disposition of assets

 

 (3,716)

 

 

 46 

 

 

 (5,587)

 

 

 (4,803)

Net loss on disposition of assets from JV

 

 15 

 

 

 1 

 

 

 29 

 

 

 4 

Impairment loss (recovery), net

 

 -

 

 

 848 

 

 

 (93)

 

 

 1,598 

EBITDAre

 

 4,518 

 

 

 4,031 

 

 

 16,759 

 

 

 9,805 

Net gain on derivatives and convertible debt

 

 (116)

 

 

 (14)

 

 

 (719)

 

 

 (416)

Net loss on derivative from JV

 

 -

 

 

 -

 

 

 -

 

 

 2 

Stock-based compensation and LTIP expense

 

 247 

 

 

 508 

 

 

 912 

 

 

 665 

Acquisition and terminated transactions expense

 

 96 

 

 

 453 

 

 

 186 

 

 

 1,170 

Equity transactions expense

 

 -

 

 

 -

 

 

 -

 

 

 343 

Adjusted EBITDAre

 

 4,745 

 

 

 4,978 

 

 

 17,138 

 

 

 11,569 

General and administrative expense, excluding stock compensation and LTIP expense

 

 1,352 

 

 

 1,194 

 

 

 4,161 

 

 

 4,040 

Other expense, net

 

 23 

 

 

 43 

 

 

 57 

 

 

 83 

Unallocated hotel and property operations expense

 

 81 

 

 

 111 

 

 

 229 

 

 

 308 

Hotel EBITDA

$

 6,201 

 

$

 6,326 

 

$

 21,585 

 

$

 16,000 



 

 

 

 

 

 

 

 

 

 

 

Revenue

$

 15,462 

 

$

 15,562 

 

$

 49,975 

 

$

 40,175 

JV revenue

 

 2,485 

 

 

 2,439 

 

 

 7,587 

 

 

 7,279 

Condor and JV revenue

$

 17,947 

 

$

 18,001 

 

$

 57,562 

 

$

 47,454 

Hotel EBITDA as a percentage of revenue

 

 34.6% 

 

 

 35.1% 

 

 

 37.5% 

 

 

 33.7% 



4

 

 

We calculate EBITDA, EBITDAre, and Adjusted EBITDAre by adding back to net earnings or loss certain non-operating expenses and certain non-cash charges which are based on historical cost accounting that we believe may be of limited significance in evaluating current performance. We believe these adjustments can help eliminate the accounting effects of depreciation and amortization and financing decisions and facilitate comparisons of core operating profitability between periods. In calculating EBITDA, we add back to net earnings or loss interest expense, loss on debt extinguishment, income tax expense, and depreciation and amortization expense.  NAREIT adopted EBITDAre in order to promote an industry-wide measure of REIT operating performance.  We adjust EBITDA by adding back net gain/loss on disposition of assets and impairment charges to calculate EBITDAre.  To calculate Adjusted EBITDAre, we adjust EBITDAre to add back acquisition and terminated transactions expense and equity transactions expense, which are cash charges. We also add back stock –based compensation expense and gain/loss on derivatives and convertible debt, which are non-cash charges.  EBITDA, EBITDAre, and Adjusted EBITDAre, as presented, may not be comparable to similarly titled measures of other companies.



We believe EBITDA, EBITDAre, and Adjusted EBITDAre to be useful additional measures of our operating performance, excluding the impact of our capital structure (primarily interest expense), our asset base (primarily depreciation and amortization expense), and other items we do not believe are representative of the results from our core operations.



The Company further excludes general and administrative expenses, other non-operating income or expense, and certain hotel and property operations expenses that are not allocated to individual properties in assessing hotel performance (primarily certain general liability and other insurance costs, land lease costs, and office and banking fees) from Adjusted EBITDAre to calculate Hotel EBITDA.  Hotel EBITDA, as presented, may not be comparable to similarly titled measures of other companies. 



Hotel EBITDA is intended to isolate property level operational performance over which the Company’s hotel operators have direct control.  We believe Hotel EBITDA is helpful to investors as it better communicates the comparability of our hotels’ operating results for all of the Company’s hotel properties and is used by management to measure the performance of the Company’s hotels and the effectiveness of the operators of the hotels.



Same-Store Revenue and Hotel EBITDA



The following tables present our same-store revenue, Hotel EBITDA, and Hotel EBITDA margin broken down by property type for the three and nine months ended September 30, 2018 and 2017 (in thousands) and reconcile these same-store measures to total revenue and Hotel EBITDA as presented above.  Same-store results include all our hotels owned at September 30, 2018, with the exception of the Austin TownePlace Suites  (opened on January 3, 2017) and the Summerville Home2 Suites (opened on July 18, 2017), for which prior period results are not available for all periods presented, and reflect the performance of these hotels during the entire period, regardless of our ownership during the period presented.  Results for the hotels for periods prior to our ownership were provided to us by prior owners and have not been adjusted by us or audited or reviewed by our independent auditors. All amounts presented include our portion of the results of our unconsolidated Atlanta Aloft JV.  Results for periods prior to the Company’s ownership have not been included in the Company’s actual consolidated financial statements and are included here only for comparison purposes.







 

 

 

 

 

 

 

 

 

 

 

 



 

 

 

 

 

 

 

 

 

 

 

 



 

Revenue - Reconciliation of Actual to Same-Store



 

Three months ended September 30,

 

Nine months September 30,



 

2018

 

2017

 

2018

 

2017

Condor and JV Revenue - Actual

 

$

 17,947 

 

$

 18,001 

 

$

 57,562 

 

$

 47,454 

Revenue earned on properties owned at September 30, 2018 prior to the Company's ownership, excluding the Austin TownePlace Suites, and the Summerville Home2 Suites

 

 

 -

 

 

 1,251 

 

 

 -

 

 

 11,441 

Revenue earned on properties disposed of prior to September 30, 2018 during the period of ownership

 

 

 (393)

 

 

 (3,365)

 

 

 (3,091)

 

 

 (10,801)

Revenue earned on Austin TownePlace Suites, and Summerville Home2 Suites subsequent to ownership

 

 

 (1,761)

 

 

 -

 

 

 (5,335)

 

 

 -

Total Revenue - Same-Store

 

$

 15,793 

 

$

 15,887 

 

$

 49,136 

 

$

 48,094 







 

 

 

 

 

 

 

 

 

 

 

 



 

 

 

 

 

 

 

 

 

 

 

 



 

Revenue - Same-Store by Type



 

Three months ended September 30,

 

Nine months September 30,



 

2018

 

2017

 

2018

 

2017

New investment platform

 

$

 15,360 

 

$

 15,398 

 

$

 48,105 

 

$

 46,800 

Legacy held for sale

 

 

 433 

 

 

 489 

 

 

 1,031 

 

 

 1,294 

Total Revenue - Same-Store

 

$

 15,793 

 

$

 15,887 

 

$

 49,136 

 

$

 48,094 

5

 

 









 

 

 

 

 

 

 

 

 

 

 

 



 

 

 

 

 

 

 

 

 

 

 

 



 

Hotel EBITDA - Reconciliation of Actual to Same-Store



 

Three months ended September 30,

 

Nine months September 30,



 

2018

 

2017

 

2018

 

2017

Condor and JV Hotel EBITDA - Actual

 

$

 6,201 

 

$

 6,326 

 

$

 21,585 

 

$

 16,000 

Hotel EBITDA earned on properties owned at September 30, 2018 prior to the Company's ownership, excluding the Austin TownePlace Suites, and the Summerville Home2 Suites

 

 

 -

 

 

 415 

 

 

 -

 

 

 4,644 

Hotel EBITDA earned on properties disposed of prior to September 30, 2018 during the period of ownership

 

 

 (128)

 

 

 (1,021)

 

 

 (866)

 

 

 (2,839)

Hotel EBITDA earned on Austin TownePlace Suites, and Summerville Home2 Suites subsequent to ownership

 

 

 (606)

 

 

 -

 

 

 (2,305)

 

 

 -

Total Hotel EBITDA - Same-Store

 

$

 5,467 

 

$

 5,720 

 

$

 18,414 

 

$

 17,805 







 

 

 

 

 

 

 

 

 

 

 

 



 

 

 

 

 

 

 

 

 

 

 

 



 

Hotel EBITDA - Same-Store by Type



 

Three months ended September 30,

 

Nine months September 30,



 

2018

 

2017

 

2018

 

2017

New investment platform

 

$

 5,322 

 

$

 5,573 

 

$

 18,152 

 

$

 17,466 

Legacy held for sale

 

 

 145 

 

 

 147 

 

 

 262 

 

 

 339 

Total Hotel EBITDA - Same-Store

 

$

 5,467 

 

$

 5,720 

 

$

 18,414 

 

$

 17,805 







 

 

 

 

 

 

 

 

 

 

 

 



 

 

 

 

 

 

 

 

 

 

 

 



 

Hotel EBITDA Margin by Property Type



 

Three months ended September 30,

 

Nine months September 30,



 

2018

 

2017

 

2018

 

2017

New investment platform

 

 

 34.6% 

 

 

 36.2% 

 

 

 37.7% 

 

 

 37.3% 

Legacy held for sale

 

 

 33.5% 

 

 

 30.1% 

 

 

 25.4% 

 

 

 26.2% 

Total Hotel EBITDA Margin - Same-Store

 

 

 34.6% 

 

 

 36.0% 

 

 

 37.5% 

 

 

 37.0% 



















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