Core Insights - Current market conditions suggest it is a favorable time to invest in Real Estate Investment Trusts (REITs) due to stable core and headline inflation rates at 3.0% [1] - A significant majority, 75% of investors, anticipate a decrease in the Fed Funds rate, which could further enhance the attractiveness of REIT investments [1] Investment Focus - The article emphasizes the importance of investing in income-producing asset classes, particularly REITs, which provide reliable income, diversification, and act as a hedge against inflation [1]

Core Viewpoint - The likelihood of a third federal rate cut in December has been questioned due to recent inflation data and other influencing factors, leading some analysts to suggest that the Federal Reserve may delay any cuts until the first meeting in 2026 [1] Group 1 - Recent inflation data has prompted a reevaluation of the Federal Reserve's potential actions regarding interest rates [1] - Some analysts on Wall Street are now advocating for the Federal Reserve to hold off on rate cuts in December [1] - The possibility of waiting until 2026 for any rate adjustments has been introduced as a consideration [1]

Core Insights - Apple Hospitality REIT, Inc. (NYSE:APLE) has been downgraded by BofA from Buy to Neutral, with a new price target set at $11.50, down from $15, due to concerns over market softness and a K-shaped recovery affecting corporate demand [2] - The company's Q3 2025 performance showed a decline in key metrics, with occupancy at 76%, ADR at $163, and RevPAR at $124, all reflecting year-over-year decreases [3] - Revenue for Q3 2025 was reported at $373.88 million, a 1.3% decline from Q3 2024, but it exceeded analysts' estimates by $3 million [4] Company Performance - Comparable Hotels experienced a 1.2% decrease in occupancy and a 0.6% decrease in ADR compared to the previous year, with RevPAR down 1.8% [3] - The government shutdown is estimated to have contributed to a 3% year-over-year decline in Comparable Hotels RevPAR in October 2025 [3] - The company has engaged in asset management activities, selling three non-core assets for $37 million and acquiring a property for approximately $19 million [4] Shareholder Returns - Apple Hospitality REIT repurchased 3.8 million shares for about $48 million and distributed $202 million to shareholders [4] - Over $50 million was reinvested in portfolio improvements during the year [4]

Core Insights - The article discusses the current investment landscape, emphasizing the appeal of low-volatility stocks that offer high dividend yields amidst market uncertainty [3][4][5]. Group 1: Low Volatility Stocks - Low beta stocks, which are less volatile than the market, are currently undervalued, making them attractive for investors seeking stability [4][5]. - Safety Insurance Group (SAFT) offers a 5.2% yield and has low betas of 0.47 (1-year) and 0.26 (5-year), indicating its stability despite recent lackluster underwriting results [7][9][10]. - Universal Corp. (UVV) provides a 6.4% yield and operates as a tobacco supplier rather than a manufacturer, with betas of 0.33 (1-year) and 0.67 (5-year), reflecting its counter-market trends [11][13]. - LTC Properties (LTC) is a REIT with a 6.4% yield and low betas of 0.62 (5-year) and 0.23 (1-year), showing steady performance and a shift towards more operational exposure [14][15]. - Flowers Foods (FLO) has an 8.2% yield but faces challenges from import tariffs and high debt, with betas of 0.16 (1-year) and 0.31 (5-year) [15][17]. - Apple Hospitality REIT (APLE) offers an 8.6% yield and has betas of 0.94 (1-year) and 0.85 (5-year), indicating moderate volatility, with a diversified hotel portfolio [18][19][20]. Group 2: Market Conditions and Investment Strategy - The current bull market may be nearing a peak, prompting investors to consider low-volatility stocks as a defensive strategy [3][6]. - The article suggests that investors should prepare their portfolios for potential market downturns by focusing on stable, high-yield investments [3][6].

Group 1 - The U.S. tourism industry is facing challenges due to tariffs affecting trade with northern borders and other global regions [1] - Consumer sentiment in the U.S. is weaker than anticipated for 2025, influenced by economic factors [1] Group 2 - The article does not provide specific financial data or performance metrics related to companies or sectors [2][3]

Group 1 - The U.S. tourism industry is facing challenges due to tariffs affecting trade with northern borders and other global regions [1] - Consumer sentiment in the U.S. is weaker than anticipated for 2025, influenced by economic factors [1]

Group 1 - The article does not provide any specific content or key points related to a company or industry [1]

Financial Data and Key Metrics Changes - Comparable Hotels' total revenue was $365 million for the quarter, down approximately 1% year-over-year, and $1.1 billion year-to-date, also down about 1% [23] - Comparable Hotels' adjusted hotel EBITDA was approximately $129 million for the quarter, down about 7% year-over-year, and $375 million year-to-date, down 6% [23][24] - Comparable Hotels' RevPAR was $124, down 1.8%, with ADR at $163, down 0.6%, and occupancy at 76%, down 1.2% compared to the same quarter in 2023 [24][6] Business Line Data and Key Metrics Changes - Transient leisure demand remained resilient, while group business targeted by property teams helped offset slightly softer midweek business transient [6] - Weekend occupancy was strong at 81%, but weekday occupancy declined, contributing to overall portfolio occupancy declines [28] - Group business mix improved by 50 basis points to 15%, indicating a strategic focus on this segment [30] Market Data and Key Metrics Changes - Comparable Hotels' RevPAR declined approximately 3% in October 2025 compared to October 2024, impacted by the government shutdown [7][28] - The portfolio continues to outperform the industry, with STR reporting RevPAR of $102, ADR of $160, and average occupancy of 63% for the first nine months of the year [24] Company Strategy and Development Direction - The company is focusing on capital allocation by selectively selling assets and redeploying proceeds to buy back stock, while also investing in future developments to ensure portfolio relevance [5][9] - Transitioning Marriott-managed hotels to franchise agreements is expected to unlock operational synergies and enhance cash flow [8][80] - The company aims to maintain a balanced approach between acquisitions and share repurchases, ensuring long-term portfolio relevance while capitalizing on short-term market opportunities [12][62] Management's Comments on Operating Environment and Future Outlook - Management noted that while macroeconomic uncertainty and government travel pullbacks have impacted performance, overall demand remains resilient [5][19] - The company anticipates benefiting from pent-up demand following the government shutdown and is optimistic about future performance [28][72] - The outlook for 2025 has been adjusted to reflect potential negative impacts from prolonged economic uncertainty, with expected net income between $162 million and $175 million [35][36] Other Important Information - The company has completed the sale of three hotels for a total of $37 million and has four more under contract for approximately $36 million [10] - Capital expenditures for the year are expected to be between $80 and $90 million, with major renovations planned for approximately $20 million of hotels [17] - The company continues to pay attractive dividends, with distributions totaling approximately $57 million in the third quarter, representing an annual yield of approximately 8.6% [18] Q&A Session Summary Question: How has the full-time employee count shifted over the quarter and its impact on cost improvements? - Management indicated that labor management adjustments have led to improved efficiency, allowing for flexibility in FTE counts based on occupancy changes [41][42] Question: How much of the guidance change is attributed to the government shutdown? - Approximately two-thirds of the guidance change is related to the government shutdown, with the remainder attributed to underlying fundamentals [50][51] Question: What strategies are in place to fill the gap in government travel demand? - The company is focusing on building additional base business through group segments and maximizing market share [67] Question: What are the updated thoughts on the mix shift with corporate occupancy and leisure? - Recent performance indicates greater strength in leisure demand compared to midweek corporate, with expectations for recovery in corporate demand post-government shutdown [70][72] Question: Can you discuss the expected disruption during the transition of Marriott-managed hotels? - Transitioning to franchise agreements is anticipated to unlock value and improve operational performance, with some disruption expected during the changeover [80]

Financial Data and Key Metrics Changes - Comparable Hotels' total revenue was $365 million for the quarter and $1.1 billion year-to-date, both down approximately 1% compared to the same periods in 2023 [23] - Comparable Hotels adjusted hotel EBITDA was approximately $129 million for the quarter and $375 million year-to-date, down approximately 7% and 6% respectively compared to the same periods in 2023 [23][24] - Comparable Hotels' RevPAR was $124, down 1.8%, ADR was $163, down only 0.6%, and occupancy was 76%, down 1.2% compared to the third quarter of 2023 [24] Business Line Data and Key Metrics Changes - Transient leisure demand remained resilient, while group business targeted by property teams helped offset slightly softer midweek business transient [6] - Weekend occupancy was strong at 81%, but declined 120 basis points, while weekday occupancy declined 160 basis points [28] - Group business mix improved 50 basis points to 15%, continuing to be a focus area for property teams [30] Market Data and Key Metrics Changes - Comparable Hotels' RevPAR declined by approximately 3% in October 2025 compared to October 2024, impacted by the government shutdown [7][28] - STR reports industry-wide RevPAR of $102, ADR of $160, and average occupancy of 63% for the first nine months of the year, highlighting the relative strength of the company's portfolio [24] Company Strategy and Development Direction - The company is focusing on capital allocation by selectively selling assets and redeploying proceeds to buy back its own stock [5][9] - Transitioning Marriott-managed hotels to franchise agreements to consolidate management and realize operational synergies [8][80] - Entered into agreements for the development of three hotels in key markets, including Anchorage, Alaska, and Las Vegas, Nevada [14][15] Management's Comments on Operating Environment and Future Outlook - Management noted that supply growth is below historical norms, and overall demand remains resilient despite policy uncertainty and expense pressure [5] - The company anticipates benefiting from pent-up demand once the government reopens, following the recent shutdown [28][52] - The outlook for 2025 reflects potential negative impacts from prolonged economic uncertainty and the government shutdown, with expected net income between $162 million and $175 million [35][36] Other Important Information - The company has completed the sale of three hotels for a total of $37 million and has four hotels under contract for sale for approximately $36 million [10] - Total payroll per occupied room was $40 for the quarter, up less than 2%, with reductions in contract labor [31] - The company paid distributions totaling approximately $57 million during the third quarter, representing an annual yield of approximately 8.6% [18] Q&A Session Summary Question: Inquiry on expense reductions and full-time employee count - Management indicated that improvements in wages and payroll were largely driven by adjusting labor to occupancy declines, with flexibility in FTE counts [41][42] Question: Acquisition strategy and portfolio shift - The company clarified that the AC brand is positioned in the upscale segment, and the focus on this brand is driven by operational efficiency and strong margins [44][45] Question: Impact of government shutdown on guidance - Management estimated that two-thirds of the guidance change was related to the government shutdown, with expectations of a rebound in demand post-shutdown [50][52] Question: Strategy for filling gaps in government travel - The team has pivoted to build additional base business through group segments and will continue to explore other demand opportunities [67] Question: Development deals versus acquisitions - The company aims to balance development deals with share repurchases, targeting strong returns while maintaining portfolio relevance [60][62]

Financial Data and Key Metrics Changes - Comparable Hotels' total revenue was $365 million for the quarter, down approximately 1% year-over-year, and $1.1 billion year-to-date, also down about 1% [23][24] - Comparable Hotels' adjusted hotel EBITDA was approximately $129 million for the quarter, down about 7% year-over-year, and $375 million year-to-date, down approximately 6% [24][32] - Comparable Hotels' RevPAR was $124, down 1.8%, with ADR at $163, down 0.6%, and occupancy at 76%, down 1.2% compared to the same quarter in 2023 [24][32] Business Line Data and Key Metrics Changes - Transient leisure demand remained resilient, while group business targeted by property teams helped offset slightly softer midweek business transient [6] - Weekend occupancy was strong at 81%, but weekday occupancy declined, contributing to overall portfolio occupancy declines [27] - Group business mix improved by 50 basis points to 15%, indicating a focus on maximizing revenue from this segment [30] Market Data and Key Metrics Changes - Comparable Hotels' RevPAR declined approximately 3% in October 2025 compared to October 2024, impacted by the government shutdown [7][27] - The hotel portfolio continues to outperform the industry, with STR reporting RevPAR of $102 and average occupancy of 63% for the first nine months of the year [24] - Market performance varied significantly, with some markets showing strong RevPAR gains while others faced headwinds due to demand shifts [25] Company Strategy and Development Direction - The company is focusing on capital allocation by selectively selling assets and redeploying proceeds into share repurchases [5][10] - Future investments are being made to ensure the portfolio's continued relevance, including transitioning Marriott-managed hotels to franchise agreements [9][56] - The company aims to enhance portfolio quality and competitiveness through strategic transactions and maintaining a strong balance sheet [10][38] Management's Comments on Operating Environment and Future Outlook - Management noted that while fundamentals remain strong, external factors like policy uncertainty and expense pressure have impacted performance [5] - The company is optimistic about pent-up demand following the government shutdown and expects to benefit from events like the 2026 FIFA World Cup [21][22] - Despite macroeconomic uncertainties, the company remains confident in its ability to navigate market conditions and drive profitability [37][38] Other Important Information - The company has completed the sale of three hotels for a total of $37 million and has four more under contract for approximately $36 million [11] - Capital expenditures for the year are expected to be between $80 and $90 million, with major renovations planned for approximately $20 million of hotels [18] - The company paid distributions totaling approximately $57 million during the third quarter, representing an annual yield of approximately 8.6% [19] Q&A Session Summary Question: How has the full-time employee count shifted over the quarter? - Management indicated that improvements in wages and payroll were largely driven by adjustments to labor in response to occupancy declines, with flexibility in FTE counts allowing for cost management [39][40] Question: How much of the guidance change is attributed to the government shutdown? - Approximately two-thirds of the guidance change is related to the government shutdown, with the remaining third attributed to fundamental performance issues [42][44] Question: What is the strategy behind the development deals versus acquisitions? - The company aims to balance short-term opportunities from asset sales and share repurchases with long-term relevance through development deals, targeting strong returns [46][48] Question: What are the expected disruptions during the transition of Marriott-managed hotels? - Management anticipates some disruption during the transition but expects to mitigate it by consolidating management and leveraging existing partnerships [61][63]