Apple Hospitality REIT Reports Results of Operations for Third Quarter 2021

Apple Hospitality REIT, Inc. (NYSE: APLE) last week announced results of operations for the third quarter ended September 30, 2021.

Comparable Hotels is defined as the 215 hotels owned by the Company as of September 30, 2021. For hotels acquired during the periods noted, the Company has included, as applicable, results of those hotels for periods prior to the Company's ownership, and for dispositions, results have been excluded for the Company's period of ownership. Results for periods prior to the Company's ownership have not been included in the Company's actual Consolidated Financial Statements and are included only for comparison purposes. Results included for periods prior to the Company's ownership are based on information from the prior owner of each hotel and have not been audited or adjusted.

Justin Knight, Chief Executive Officer of Apple Hospitality, commented, “Operations continued to improve during the third quarter of this year, and we are pleased to report RevPAR for the quarter of $100 for our full portfolio of hotels, driven by occupancy of 72% and ADR of $140. With strong demand and strategic revenue management, ADR has rebounded quickly, and third quarter 2021 ADR exceeded that achieved during the same period of 2019, helping to shrink the gap from third quarter 2019 RevPAR to only 10%. As top-line fundamentals have strengthened, we have continued our efforts to maximize operational efficiencies by effectively managing costs across our portfolio and once again achieved strong bottom-line results despite inflationary pressures and a challenging labor environment. For the quarter, Adjusted EBITDAre was $92 million, MFFO was $76 million and Comparable Hotels Adjusted Hotel EBITDA Margin was approximately 38%, 30 basis points ahead of the same measure for the third quarter of 2019."

Mr. Knight continued, “Our outperformance since the onset of the pandemic is a testament to the merits of our strategy and a tribute to our corporate and on-site management teams. With the diversification and resiliency of our portfolio of rooms-focused hotels combined with the strength and flexibility of our balance sheet, we entered 2020 on incredibly strong footing and successfully navigated the most challenging downturn our industry has ever faced. Through our recent transactions, operational outperformance, early exit from the covenant waiver period and low leverage, we are incredibly well positioned. As the industry recovery continues, we will benefit from additional upside in our existing portfolio. The strength of our balance sheet and our operational performance give us confidence in our ability to maximize profitability and grow our portfolio in ways that will further enhance shareholder returns over the long term.”

Hotel Portfolio Overview

As of September 30, 2021, Apple Hospitality owned 215 hotels, with an aggregate of 28,085 guest rooms located in 85 markets throughout 35 states.

Operations Update

• Strong operating performance: During the third quarter of 2021, the Company produced its strongest quarterly operational results since the beginning of the pandemic with occupancy, ADR and RevPAR approaching 2019 levels and exceeding industry averages as reported by STR. For the third quarter of 2021, the Company’s portfolio achieved ADR that exceeded third quarter 2019 ADR, with RevPAR trailing third quarter 2019 RevPAR by approximately 10%. Occupancy for the Company’s portfolio for the month of July 2021 was approximately 76%, the highest monthly level since the onset of the pandemic. Occupancy for the month of October 2021 was approximately 73%, up from approximately 69% in September 2021.
• Strong bottom-line performance: The Company achieved Comparable Hotels Adjusted Hotel EBITDA of approximately $107 million, an increase of 16% as compared to the same measure for the second quarter of 2021. The Company continues to maximize operational efficiencies by effectively managing costs, optimizing certain services and amenities, and renegotiating rates under various service contracts. Hotel operating expenses were reduced by approximately 18% during the third quarter of 2021, as compared to the same period of 2019. The Company achieved Comparable Hotels Adjusted Hotel EBITDA Margin of approximately 38% for the third quarter of 2021, 30 basis points ahead of the same measure for the third quarter of 2019.
• Continued transactional activity: During and subsequent to the third quarter of 2021, the Company sold a portfolio of 20 hotels for a gross sales price of approximately $211 million and acquired four hotels for a combined total purchase price of approximately $186 million. The Company currently has outstanding contracts for the purchase of four additional hotels for a combined total purchase price of approximately $205 million.
• Exited the extended covenant waiver period: In July 2021, the Company elected to exit the extended covenant waiver period early, pursuant to the terms of each of its unsecured credit facilities, as amended, which among other benefits, lifted certain restrictions and limitations related to the Company’s allocation of capital that were applicable during the extended covenant waiver period.

The following table highlights the Company’s monthly performance during the third quarter of 2021, as compared to the third quarters of 2020 and 2019 (in thousands, except statistical data):

Portfolio Activity

Acquisitions

Since the beginning of 2021, the Company has acquired five hotels for a total combined purchase price of approximately $235 million. The Company acquired the following four hotels during or subsequent to the third quarter of 2021:

• In August 2021, the Company acquired the existing 178-room AC Hotel by Marriott Portland Downtown Waterfront in Portland, Maine, for a total purchase price of approximately $67 million.
• In September 2021, the Company acquired the existing 130-room Hyatt Place Greenville Downtown in Greenville, South Carolina, for a total purchase price of approximately $30 million.
• In September 2021, the Company acquired the newly developed 157-room Aloft Portland on the waterfront in downtown Portland, Maine, for a total purchase price of approximately $51 million.
• In October 2021, the Company acquired the existing 150-room Hilton Garden Inn Memphis Downtown in Memphis, Tennessee, for a total purchase price of approximately $38 million.

The Company has acquired nine hotels for a total purchase price of approximately $347 million since the beginning of the COVID-19 pandemic.

In August 2021, the Company purchased the fee interest in the land at its Residence Inn by Marriott in Seattle, Washington, which was previously held under a finance ground lease, for a total purchase price of $80 million, consisting of a $24 million cash payment and a one-year note payable to the seller for $56 million.

Contracts for Potential Acquisitions

The Company has entered into separate contracts for the potential purchase of four additional hotels for a total combined purchase price of approximately $205 million. Details related to the purchase contracts are as follows:

• In July 2021, the Company entered into a contract for the purchase of an Embassy Suites by Hilton that will be constructed in Madison, Wisconsin, with an expected 260 rooms, for an anticipated total purchase price of approximately $79 million.
• In September 2021, the Company entered into a contract for the purchase of the existing 157-room Hilton Garden Inn Fort Worth Medical Center in Fort Worth, Texas, for a total purchase price of approximately $29.5 million.
• In September 2021, the Company entered into a contract for the purchase of the existing 112-room Homewood Suites by Hilton Fort Worth Medical Center in Fort Worth, Texas, for a total purchase price of approximately $21.5 million.
• In September 2021, the Company entered into a contract for the purchase of the existing 243-room Hampton Inn & Suites by Hilton Portland Pearl District in Portland, Oregon, for a total purchase price of approximately $75 million.

There are many conditions to closing under the contracts for each of the acquisitions described above that have not yet been satisfied, and there can be no assurance that closings on the four hotels will occur. Assuming all conditions to closing are met, the Company anticipates acquiring the hotels in Fort Worth, Texas, and Portland, Oregon, during the fourth quarter of 2021 and acquiring the hotel in Madison, Wisconsin, following completion of construction, which is expected to occur no earlier than 2023.

Dispositions

Since the beginning of 2021, the Company has sold 23 hotels in four transactions for a total combined gross sales price of approximately $235 million, including a portfolio of 20 hotels that was sold in July 2021 in one transaction for a total gross sales price of approximately $211 million.

The hotel portfolio the Company sold in July 2021 included the following hotels:

• The 97-room Hilton Garden Inn and the 91-room Homewood Suites by Hilton in Montgomery, Alabama.
• The 88-room Residence Inn by Marriott in Rogers, Arkansas.
• The 127-room Courtyard by Marriott in Phoenix, Arizona.
• The 78-room Courtyard by Marriott in Lakeland, Florida.
• The 87-room Fairfield Inn & Suites by Marriott in Albany, Georgia.
• The 166-room Hilton Garden Inn in Schaumburg, Illinois.
• The 136-room SpringHill Suites by Marriott in Andover, Massachusetts.
• The 92-room Residence Inn by Marriott in Fayetteville, North Carolina.
• The 78-room Residence Inn by Marriott in Greenville, South Carolina.
• The 85-room Hampton Inn & Suites by Hilton in Jackson, Tennessee.
• The 90-room Courtyard by Marriott in Johnson City, Tennessee.
• The 103-room Hampton Inn & Suites by Hilton and the 150-room Hilton Garden Inn in Allen, Texas.
• The 133-room Residence Inn by Marriott in Beaumont, Texas.
• The 88-room Hampton Inn & Suites by Hilton in Fort Worth-Burleson, Texas.
• The 145-room Hilton Garden Inn in El Paso, Texas.
• The 77-room Homewood Suites by Hilton in Irving, Texas.
• The 103-room SpringHill Suites by Marriott in Richmond, Virginia.
• The 119-room SpringHill Suites by Marriott in Vancouver, Washington.

The Company has sold 24 hotels for a total sales price of approximately $245 million since the beginning of the COVID-19 pandemic.

Capital Improvements

Apple Hospitality consistently reinvests in its hotels to maintain and enhance each property’s relevance and competitive position within its respective market. During the nine months ended September 30, 2021, the Company invested approximately $10 million in capital expenditures. The Company plans to continue to reinvest in its hotels and anticipates investing an additional $15 million to $20 million in capital improvements during the remainder of 2021, which includes scheduled renovations for eight hotels and a variety of capital projects.

Balance Sheet and Liquidity

Summary

As of September 30, 2021, Apple Hospitality had approximately $1.4 billion of total outstanding debt with a current combined weighted-average interest rate of approximately 3.5%, cash on hand of approximately $39 million and availability under its revolving credit facility of approximately $425 million. Excluding unamortized debt issuance costs and fair value adjustments, the Company’s total outstanding debt is comprised of approximately $502 million in property-level debt secured by 28 hotels and approximately $870 million outstanding on its unsecured credit facilities. The number of unencumbered hotels in the Company’s portfolio as of September 30, 2021, was 187. The Company’s total debt to total capitalization, net of cash and cash equivalents at September 30, 2021, was approximately 27%. As of September 30, 2021, the Company’s weighted-average debt maturities are 4 years, with no scheduled maturities for the remainder of 2021.

Unsecured Credit Facilities Amendments

As a result of COVID-19 and the associated disruption to the Company’s operating results, as previously disclosed, the Company entered into amendments to each of its unsecured credit facilities in June 2020 and then again in March 2021 to temporarily waive the financial covenant testing under each of its unsecured credit facilities. In July 2021, the Company notified its lenders under its unsecured credit facilities that it had elected to exit the extended covenant waiver period, effective July 29, 2021, pursuant to the terms of each of its unsecured credit facilities, as amended. Upon exiting the extended covenant waiver period, the Company is no longer subject to the restrictions and limitations regarding its investing and financing activities that were applicable during the extended covenant waiver period related to, but not limited to, the acquisition of property, capital expenditures, payment of distributions to shareholders, and use of proceeds from the sale of property or common shares of the Company. In addition, interest rates on the Company’s unsecured credit facilities have decreased for the remainder of the year as a result of exiting the extended covenant waiver period. As of September 30, 2021, the Company met the financial maintenance covenants based on the annualized results of the six months ended September 30, 2021, at the levels required for the second fiscal quarter tested since exiting the extended covenant waiver period.

Capital Markets

The Company terminated its written trading plan under its Share Repurchase Program in March 2020 and has not repurchased any shares under the Share Repurchase Program since that time. As of September 30, 2021, the Company had approximately $345 million remaining under its Share Repurchase Program. The Share Repurchase Program may be suspended or terminated at any time by the Company and will end in July 2022 unless extended. The timing of share repurchases and the number of common shares to be repurchased under the Share Repurchase Program will depend upon the prevailing market conditions, regulatory requirements and other factors.

In August 2020, the Company entered into an equity distribution agreement pursuant to which the Company may sell, from time to time, up to an aggregate of $300 million of its common shares under an at-the-market offering program (the “ATM Program”). No shares were sold under the Company’s ATM Program during the third quarter of 2021. As of September 30, 2021, approximately $224 million remained available for issuance under the ATM Program.

Shareholder Distributions

On October 18, 2021, the Company paid a quarterly distribution of $0.01 per common share for the third quarter of 2021. The Company was previously restricted in its ability to make distributions during the extended covenant waiver period, which ended in July 2021, except for the payment of cash distributions of $0.01 per common share per quarter or to the extent required to maintain REIT status. The Company’s Board of Directors, in consultation with management, will continue to regularly monitor the Company’s distribution rate relative to the performance of its hotels, capital improvement needs, varying economic cycles, acquisitions and dispositions. At its discretion, the Company’s Board of Directors may make adjustments as determined to be prudent in relation to other cash requirements of the Company or in order to maintain its REIT status for federal income tax purposes.

2021 Outlook

In light of uncertainties related to the ongoing COVID-19 pandemic, the Company has not issued 2021 operational guidance. The Company is providing the following full year 2021 outlook regarding certain corporate expenses, which is based on management’s current view and does not take into account any unanticipated developments in its business or changes in its operating environment:

• General and administrative expenses are projected to be approximately $32 million to $36 million.
• Interest expense is projected to be approximately $67 million to $70 million.
• Capital expenditures are projected to be approximately $25 million to $30 million.

The anticipated interest expense range for 2021 reflects both lower average borrowings and lower average interest rates as the Company exited the extended covenant waiver period in July 2021. The Company does not intend to provide additional outlook updates unless deemed appropriate.

About Apple Hospitality REIT, Inc.

Apple Hospitality REIT, Inc. (NYSE: APLE) is a publicly traded real estate investment trust (“REIT”) that owns one of the largest and most diverse portfolios of upscale, rooms-focused hotels in the United States. Apple Hospitality’s portfolio consists of 216 hotels with more than 28,200 guest rooms located in 85 markets throughout 35 states. Concentrated with industry-leading brands, the Company’s portfolio consists of 94 Marriott-branded hotels, 116 Hilton-branded hotels, four Hyatt-branded hotels and two independent hotels.

Apple Hospitality REIT, Inc.

Reconciliation of Net Income (Loss) to EBITDA, EBITDAre, Adjusted EBITDAre and Adjusted Hotel EBITDA

(Unaudited)

(in thousands)

EBITDA is a commonly used measure of performance in many industries and is defined as net income (loss) excluding interest, income taxes, depreciation and amortization. The Company believes EBITDA is useful to investors because it helps the Company and its investors evaluate the ongoing operating performance of the Company by removing the impact of its capital structure (primarily interest expense) and its asset base (primarily depreciation and amortization). In addition, certain covenants included in the agreements governing the Company’s indebtedness use EBITDA, as defined in the specific credit agreement, as a measure of financial compliance.

In addition to EBITDA, the Company also calculates and presents EBITDAre in accordance with standards established by the National Association of Real Estate Investment Trusts (“Nareit”), which defines EBITDAre as EBITDA, excluding gains and losses from the sale of certain real estate assets (including gains and losses from change in control), plus real estate related impairments, and adjustments to reflect the entity’s share of EBITDAre of unconsolidated affiliates. The Company presents EBITDAre because it believes that it provides further useful information to investors in comparing its operating performance between periods and between REITs that report EBITDAre using the Nareit definition.

The Company also considers the exclusion of non-cash straight-line operating ground lease expense from EBITDAre useful, as this expense does not reflect the underlying performance of the related hotels (Adjusted EBITDAre).

The Company further excludes actual corporate-level general and administrative expense for the Company from Adjusted EBITDAre (Adjusted Hotel EBITDA) to isolate property-level operational performance over which the Company’s hotel operators have direct control. The Company believes Adjusted Hotel EBITDA provides useful supplemental information to investors regarding operating performance and is used by management to measure the performance of the Company’s hotels and effectiveness of the operators of the hotels.

The following table reconciles the Company’s GAAP net income (loss) to EBITDA, EBITDAre, Adjusted EBITDAre and Adjusted Hotel EBITDA on a quarterly basis from March 31, 2019 through September 30, 2021:

Apple Hospitality REIT, Inc.

Reconciliation of Net Income (Loss) to FFO and MFFO

(Unaudited)

(in thousands)

The Company calculates and presents FFO in accordance with standards established by Nareit, which defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains and losses from the sale of certain real estate assets (including gains and losses from change in control), extraordinary items as defined by GAAP, and the cumulative effect of changes in accounting principles, plus real estate related depreciation, amortization and impairments, and adjustments for unconsolidated affiliates. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, most real estate industry investors consider FFO to be helpful in evaluating a real estate company’s operations. The Company further believes that by excluding the effects of these items, FFO is useful to investors in comparing its operating performance between periods and between REITs that report FFO using the Nareit definition. FFO as presented by the Company is applicable only to its common shareholders, but does not represent an amount that accrues directly to common shareholders.

The Company calculates MFFO by further adjusting FFO for the exclusion of amortization of finance ground lease assets, amortization of favorable and unfavorable operating leases, net and non-cash straight-line operating ground lease expense, as these expenses do not reflect the underlying performance of the related hotels. The Company presents MFFO when evaluating its performance because it believes that it provides further useful supplemental information to investors regarding its ongoing operating performance.

The following table reconciles the Company’s GAAP net income (loss) to FFO and MFFO for the three and nine months ended September 30, 2021 and 2020: