Apple Hospitality REIT(APLE) - 2025 Q3 - Earnings Call Transcript

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]