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Table of Contents

 

 

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 June 30, 2011

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: 001-34087

 

 

SUPERTEL HOSPITALITY, INC.

(Exact name of registrant as specified in its charter)

 

 

Virginia   52-1889548
(State or other jurisdiction of   (I.R.S. Employer
incorporation or organization)   Identification Number)

309 N. 5th St., Norfolk, NE 68701

(Address of principal executive offices)

Telephone number: (402) 371-2520

 

 

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 and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted 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, or a non-accelerated filer. See definition of “accelerated filer” and “large accelerated filer” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer   ¨    Accelerated filer   ¨
Non-accelerated filer   ¨  (Do not check if a smaller reporting company)    Small reporting company   x

Indicate by check mark whether the registrant is a shell company (as described in Rule 12b-2 of the Exchange Act). YES ¨     NO x

As of July 26, 2011, there were 23,005,387 shares of common stock, par value $.01 per share, outstanding.

 

 

 


Table of Contents

SUPERTEL HOSPITALITY, INC. AND SUBSIDIARIES

TABLE OF CONTENTS

 

          Page
Number
 

Part I.

  FINANCIAL INFORMATION   

Item 1.

  Financial Statements   
  Condensed Consolidated Balance Sheets as of June 30, 2011 and December 31, 2010      3   
  Condensed Consolidated Statements of Operations for the Three and Six Months Ended June 30, 2011 and 2010      4   
  Condensed Consolidated Statements of Cash Flows for the Six Months Ended June 30, 2011 and 2010      5   
  Notes to Condensed Consolidated Financial Statements      6   

Item 2.

  Management’s Discussion and Analysis of Financial Condition and Results of Operations      20   

Item 3.

  Quantitative and Qualitative Disclosures About Market Risk      41   

Item 4.

  Controls and Procedures      41   

Part II.

  OTHER INFORMATION   

Item 1.

  Legal Proceedings      42   

Item 1A.

  Risk Factors      42   

Item 2.

  Unregistered Sales of Equity Securities and Use of Proceeds      43   

Item 5.

  Other Information      43   

Item 6.

  Exhibits      47   

 

2


Table of Contents

Part I. FINANCIAL INFORMATION

Item 1. FINANCIAL STATEMENTS

SUPERTEL HOSPITALITY, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED BALANCE SHEETS

(In thousands, except per share and share data)

 

     As of  
      June 30,
2011
    December 31,
2010
 
     (unaudited  

ASSETS

    

Investments in hotel properties

   $ 289,588      $ 291,157   

Less accumulated depreciation

     91,156        86,976   
  

 

 

   

 

 

 
     198,432        204,181   

Cash and cash equivalents

     550        333   

Accounts receivable, net of allowance for doubtful accounts of $115 and $133

     2,111        1,717   

Prepaid expenses and other assets

     8,288        13,372   

Deferred financing costs, net

     822        988   

Investment in hotel properties, held for sale, net

     28,698        36,053   
  

 

 

   

 

 

 
   $ 238,901      $ 256,644   
  

 

 

   

 

 

 

LIABILITIES AND EQUITY

    

LIABILITIES

    

Accounts payable, accrued expenses and other liabilities

   $ 12,861      $ 17,732   

Debt related to hotel properties held for sale

     28,358        32,255   

Long-term debt

     142,297        142,755   
  

 

 

   

 

 

 
     183,516        192,742   
  

 

 

   

 

 

 

Redeemable noncontrolling interest in consolidated partnership, at redemption value

     511        511   

Redeemable preferred stock

    

10% Series B, 800,000 shares authorized; $.01 par value, 332,500 shares outstanding, liquidation preference of $8,312

     7,662        7,662   

EQUITY

    

Shareholders’ equity

    

Preferred stock, 40,000,000 shares authorized;

    

8% Series A, 2,500,000 shares authorized, $.01 par value, 803,270 shares outstanding, liquidation preference of $8,033

     8        8   

Common stock, $.01 par value, 100,000,000 shares authorized;

    

23,005,387 and 22,917,509 shares outstanding

     230        229   

Common stock warrants

     252        252   

Additional paid-in capital

     121,572        121,384   

Distributions in excess of retained earnings

     (75,025     (66,479
  

 

 

   

 

 

 

Total shareholders’ equity

     47,037        55,394   

Noncontrolling interest

    

Noncontrolling interest in consolidated partnership, redemption value $89 and $250

     175        335   
  

 

 

   

 

 

 

Total equity

     47,212        55,729   
  

 

 

   

 

 

 

COMMITMENTS AND CONTINGENCIES

    
   $ 238,901      $ 256,644   
  

 

 

   

 

 

 

See accompanying notes to condensed consolidated financial statements.

 

3


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

 

SUPERTEL HOSPITALITY, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited – in thousands, except per share data)

 

      Three Months Ended
June 30,
    Six Months Ended
June 30,
 
     2011     2010     2011     2010  
      (unaudited)           (unaudited)        

REVENUES

        

Room rentals and other hotel services

   $ 22,666      $ 22,867      $ 40,098      $ 39,962   
  

 

 

   

 

 

   

 

 

   

 

 

 

EXPENSES

        

Hotel and property operations

     16,493        16,484        31,328        30,721   

Depreciation and amortization

     2,570        2,755        5,081        5,523   

General and administrative

     1,001        800        2,105        1,799   

Termination cost

     —          —          540        —     
  

 

 

   

 

 

   

 

 

   

 

 

 
     20,064        20,039        39,054        38,043   
  

 

 

   

 

 

   

 

 

   

 

 

 

EARNINGS BEFORE NET LOSS ON DISPOSITIONS OF ASSETS, OTHER INCOME, INTEREST EXPENSE AND INCOME TAXES

     2,602        2,828        1,044        1,919   

Net loss on dispositions of assets

     (8     (23     (14     (39

Other income

     20        35        105        61   

Interest expense

     (2,348     (2,400     (4,884     (4,789

Impairment

     (2,801     (2,147     (2,801     (2,147
  

 

 

   

 

 

   

 

 

   

 

 

 

LOSS FROM CONTINUING OPERATIONS BEFORE INCOME TAXES

     (2,535     (1,707     (6,550     (4,995

Income tax (expense) benefit

     (61     (116     800        585   
  

 

 

   

 

 

   

 

 

   

 

 

 

LOSS FROM CONTINUING OPERATIONS

     (2,596     (1,823     (5,750     (4,410

Loss from discontinued operations, net of tax

     (1,516     (1,852     (2,073     (2,282
  

 

 

   

 

 

   

 

 

   

 

 

 

NET LOSS

     (4,112     (3,675     (7,823     (6,692

Noncontrolling interest

     3        11        14        18   
  

 

 

   

 

 

   

 

 

   

 

 

 

NET LOSS ATTRIBUTABLE TO CONTROLLING INTERESTS

     (4,109     (3,664     (7,809     (6,674

Preferred stock dividends

     (369     (369     (737     (737
  

 

 

   

 

 

   

 

 

   

 

 

 

NET LOSS ATTRIBUTABLE TO COMMON SHAREHOLDERS

   $ (4,478   $ (4,033   $ (8,546   $ (7,411
  

 

 

   

 

 

   

 

 

   

 

 

 

NET EARNINGS PER COMMON SHARE—BASIC AND DILUTED

        

EPS from continuing operations

   $ (0.13   $ (0.10   $ (0.28   $ (0.23
  

 

 

   

 

 

   

 

 

   

 

 

 

EPS from discontinued operations

   $ (0.07   $ (0.08   $ (0.09   $ (0.10
  

 

 

   

 

 

   

 

 

   

 

 

 

EPS basic and diluted

   $ (0.20   $ (0.18   $ (0.37   $ (0.33
  

 

 

   

 

 

   

 

 

   

 

 

 

See accompanying notes to condensed consolidated financial statements.

 

4


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

 

SUPERTEL HOSPITALITY, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited – in thousands)

 

      Six Months Ended
June 30,
 
     2011     2010  

CASH FLOWS FROM OPERATING ACTIVITIES:

    

Net loss

   $ (7,823   $ (6,692

Adjustments to reconcile net loss to net cash provided by operating activities:

    

Depreciation and amortization

     5,263        6,052   

Amortization of intangible assets and deferred financing costs

     218        269   

Gain on dispositions of assets

     (335     (467

Amortization of stock option expense

     29        25   

Provision for impairment loss

     5,262        4,716   

Deferred income taxes

     (1,128     (1,168

Changes in operating assets and liabilities:

    

(Increase) decrease in assets

     5,818        (2,157

Increase (decrease) in liabilities

     (4,871     4,016   
  

 

 

   

 

 

 

Net cash provided by operating activities

     2,433        4,594   
  

 

 

   

 

 

 

CASH FLOWS FROM INVESTING ACTIVITIES:

    

Additions to hotel properties

     (2,431     (1,510

Proceeds from sale of hotel assets

     5,345        4,620   
  

 

 

   

 

 

 

Net cash provided by investing activities

     2,914        3,110   
  

 

 

   

 

 

 

CASH FLOWS FROM FINANCING ACTIVITIES:

    

Deferred financing costs

     (52     (16

Principal payments on long-term debt

     (10,633     (10,480

Proceeds from long-term debt, net

     6,278        2,290   

Distributions to noncontrolling interest

     (28     (28

Common stock offering

     42        1,403   

Dividends paid to preferred shareholders

     (737     (737
  

 

 

   

 

 

 

Net cash used in financing activities

     (5,130     (7,568
  

 

 

   

 

 

 

Increase in cash and cash equivalents

     217        136   

CASH AND CASH EQUIVALENTS, BEGINNING OF PERIOD

     333        428   
  

 

 

   

 

 

 

CASH AND CASH EQUIVALENTS, END OF PERIOD

   $ 550      $ 564   
  

 

 

   

 

 

 

SUPPLEMENTAL CASH FLOW INFORMATION

    

Interest paid, net of amounts capitalized

   $ 5,809      $ 5,924   
  

 

 

   

 

 

 

SCHEDULE OF NONCASH FINANCING ACTIVITIES

    

Dividends declared preferred

   $ 737      $ 737   
  

 

 

   

 

 

 

See accompanying notes to condensed consolidated financial statements.

 

5


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

General

Supertel Hospitality, Inc. (SHI) was incorporated in Virginia on August 23, 1994. SHI is a self-administered real estate investment trust (REIT) for federal income tax purposes.

SHI, through its wholly owned subsidiaries, Supertel Hospitality REIT Trust and E&P REIT Trust (collectively, the “Company”) owns a controlling interest in Supertel Limited Partnership (“SLP”) and E&P Financing Limited Partnership (“E&P LP”). All of the Company’s interests in 93 properties with the exception of furniture, fixtures and equipment on 70 properties held by TRS Leasing, Inc. and its subsidiaries are held directly or indirectly by E&P LP, Supertel Limited Partnership or Solomon’s Beacon Inn Limited Partnership (SBILP) (collectively, the “Partnerships”). The Company’s interests in ten properties are held directly by either SPPR-Hotels, LLC (SHLLC), SPPR-South Bend, LLC (SSBLLC), or SPPR-BMI, LLC (SBMILLC). SHI, through Supertel Hospitality REIT Trust, is the sole general partner in Supertel Limited Partnership and at June 30, 2011 owned approximately 99% of the partnership interests in Supertel Limited Partnership. Supertel Limited Partnership is the general partner in SBILP. At June 30, 2011, Supertel Limited Partnership and SHI owned 99% and 1% interests in SBILP, respectively, and SHI owned 100% of Supertel Hospitality Management, Inc, SPPR Holdings, Inc. (SPPRHI), and SPPR-BMI Holdings, Inc. (SBMIHI). Supertel Limited Partnership and SBMIHI owned 99% and 1% of SBMILLC, respectively. Supertel Limited Partnership and SPPRHI owned 99% and 1% of SHLLC, respectively, and Supertel Limited Partnership owned 100% of SSBLLC. References to “we”, “our”, and “us”, herein refer to Supertel Hospitality, Inc., including as the context requires, its direct and indirect subsidiaries.

As of June 30, 2011, the Company owned 103 limited service hotels and one office building. All of the hotels are leased to our wholly owned taxable REIT subsidiary, TRS Leasing, Inc. (“TRS”), and its wholly owned subsidiaries (collectively “TRS Lessee”), and are managed by Hospitality Management Advisors, Inc. (“HMA”), Strand Development Company LLC (“Strand”), Kinseth Hotel Corporation (“Kinseth”), and HLC Hotels Inc. (“HLC”).

The hotel management agreement between TRS Lessee and Royco Hotels, the previous manager of 95 of the Company’s hotels, provided for Royco Hotels to operate and manage the hotels through December 31, 2011, with extension to December 31, 2016 upon achievement of average annual net operating income of at least 10% of the Company’s investment in the hotels. Under the agreement, Royco Hotels received a base management fee ranging from 4.25% to 3.0% of gross hotel revenues as revenues increased above thresholds that ranged from up to $75 million to over $100 million, and was entitled, if earned, to an annual incentive fee of 10% of up to the first $1 million of annual net operating income in excess of 10% of the Company’s investment in the hotels, and 20% of the excess above $1 million. On March 25, 2011, Royco Hotels and the Company settled a lawsuit filed by Royco Hotels against the Company. The settlement agreement between the parties provides that (a) the Company will pay an aggregate of $590,000 in varying amounts of installments through July 1, 2013 to Royco Hotels as financial settlement of the lawsuit and fees owed to Royco Hotels as termination fees for hotels that have been sold, (b) Royco Hotels will permit the Company and new managers access to certain Royco Hotels employees and waive any prohibitions under the management agreement with respect to such access, and (c) the management agreement will be terminated effective May 31, 2011.

On April 21, 2011, the Company through TRS Lessee entered into separate management agreements with Hospitality Management Advisors, Inc. (“HMA”), Strand Development Company LLC (“Strand”) and Kinseth Hotel Corporation (“Kinseth”) as eligible independent operators to manage 95 of the Company’s hotels (two of which were subsequently sold) commencing June 1, 2011. These hotels were previously managed by Royco Hotels. The contract with Royco Hotels was terminated on May 31, 2011.

 

6


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

HMA manages 25 Company hotels in Arkansas, Louisiana, Tennessee, Kentucky, Indiana, Virginia and Florida. Strand manages the Company’s seven economy extended-stay hotels as well as 16 additional Company hotels located in Georgia, Delaware, Maryland, North Carolina, Pennsylvania, Tennessee, Virginia, and West Virginia. Kinseth manages 45 Company hotels in eight states primarily in the Midwest. Each of the management agreements expire on May 31, 2014 and will renew for additional terms of one year unless either party to the agreement gives the other party written notice of termination at least 90 days before the end of a term.

Each of HMA, Strand and Kinseth receives a monthly management fee with respect to the hotels they manage equal to 3.5% of the gross hotel income and 2.25% of hotel net operating income (“NOI”). NOI is equal to gross hotel income less operating expenses (exclusive of management fees, certain insurance premiums and employee bonuses, and personal and real property taxes).

Supertel Limited Partnership owns 10 hotels which are operated under the Masters Inn name. TRS, the lessee of the hotels, entered into a management agreement with HLC, an affiliate of the sellers of the 10 hotels. The management agreement, as amended, provides for HLC to operate and manage the hotels through December 31, 2011 and receive management fees equal to 5.0% of the gross revenues derived from the operation of the hotels and incentive fees equal to 10% of the annual operating income of the hotels in excess of 10.5% of the Company’s investment in the hotels.

The management agreements generally require TRS Lessee to fund debt service, working capital needs, capital expenditures and third-party operating expenses for the management companies, excluding those expenses not related to the operation of the hotels. TRS Lessee is responsible for obtaining and maintaining insurance policies with respect to the hotels.

The hotel industry is seasonal in nature. Generally, occupancy rates, revenues and operating results for hotels operating in the geographic areas in which we operate are greater in the second and third quarters of the calendar year than in the first and fourth quarters, with the exception of our hotels located in Florida, which experience peak demand in the first and fourth quarters of the year.

Consolidated Financial Statements

The Company has prepared the condensed consolidated balance sheet as of June 30, 2011, the condensed consolidated statements of operations for the three and six months ended June 30, 2011 and 2010, and the condensed consolidated statements of cash flows for the six months ended June 30, 2011 and 2010 without audit, in conformity with U. S. generally accepted accounting principles. In the opinion of management, all necessary adjustments (which include only normal recurring adjustments) have been made to present fairly the financial position as of June 30, 2011 and the results of operations and cash flows for all periods presented. Balance sheet data as of December 31, 2010 has been derived from the audited consolidated financial statements as of that date. The preparation of financial statements in conformity with generally accepted accounting principles (GAAP) requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reported period. Actual results could differ from those estimates.

Certain information and footnote disclosures, normally included in financial statements prepared in accordance with U.S. generally accepted accounting principles, have been condensed or omitted, although management believes that the disclosures are adequate to make the information presented not misleading. These consolidated financial statements should be read in conjunction with the consolidated financial statements and notes thereto included in the Company’s Annual Report on Form 10-K for the year

 

7


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

ended December 31, 2010. The results of operations for the three and six months ended June 30, 2011 are not necessarily indicative of the operating results for the full year.

Fair Value Measurements

We currently do not have any financial instruments that must be measured on a recurring basis under Financial Accounting Standards Board Accounting Standards Codification (“FASB ASC”) 820-10 Fair Value Measurements and Disclosures—Overall; however, we apply the fair value provisions of ASC 820-10-35 Fair Value Measurements and Disclosures—Overall—Subsequent Measurement, for our nonfinancial assets which include our held for sale and held for use hotels. We measure these assets using inputs from Level 3 of the fair value hierarchy.

Level 1 inputs are unadjusted quoted prices in active markets for identical assets or liabilities that we have the ability to access at the measurement date.

Level 2 inputs include quoted prices for similar assets and liabilities in active markets, quoted prices for identical or similar assets or liabilities in markets that are not active, inputs other than quoted prices that are observable for the asset or liability (i.e., interest rates, yield curves, etc.), and inputs that are derived principally from or corroborated by observable market data by correlation or other means (market corroborated inputs).

Level 3 includes unobservable inputs that reflect our assumptions about the assumptions that market participants would use in pricing the asset or liability. We develop these inputs based on the best information available, including our own data.

During the three months ending March 31, 2011 and June 30, 2011, Level 3 inputs were used to determine impairment losses of $474,000 on nine held for sale hotels and $2.1 million on twelve held for sale hotels, respectively. During the three months ended March 31, 2011 the Company also recorded recovery of previously recorded impairment of $25,000 on one hotel at the time of sale. During the three months ended June 30, 2011, the Company recorded recovery of previously recorded impairment of $108,000 on two held for sale hotels for which fair value exceeded management’s previous estimates. An impairment loss of $2.8 million was also recorded on one held for use hotel during the second quarter of 2011.

During the three months ended March 31, 2010, Level 3 inputs were also used to determine an impairment loss of $120,000 for one hotel held for sale. During the three months ended June 30, 2010, we recorded impairment charges of approximately $2.4 million for 12 hotels held for sale.

In accordance with ASC 360-10-35 Property Plant and Equipment—Overall—Subsequent Measurement, the Company determines the fair value of an asset held for sale based on the estimated selling price less estimated selling costs. We engage independent real estate brokers to assist us in determining the estimated selling price using a market approach. The estimated selling costs are based on our experience with similar asset sales.

The Company estimates the fair value of its fixed rate debt and the credit spreads over variable market rates on its variable rate debt by discounting the future cash flows of each instrument at estimated market rates or credit spreads consistent with the maturity of the debt obligation with similar credit policies. Credit spreads take into consideration general market conditions and maturity. As of June 30, 2011, the carrying value and estimated fair value of the Company’s debt, excluding debt related to hotel properties held for sale, was $142.3 million and $146.0 million, respectively. As of December 31, 2010, the carrying

 

8


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

value and estimated fair value of the Company’s debt, excluding debt related to hotel properties held for sale, was $142.8 million and $146.7 million, respectively. The carrying value of the Company’s other financial instruments approximates fair value due to the short-term nature of these financial instruments.

Discontinued Operations—Hotel Properties Held for Sale and Sold

At December 31, 2010, the Company had eighteen hotels identified that it intends to sell and that met the Company’s criteria to be classified as held for sale (the “Sale Hotels”). During the six months ending June 30, 2011, three of the Sale Hotels were sold for an aggregate net gain of $0.4 million. One was sold in the first quarter of 2011 and two were sold in the second quarter of 2011. Due to changes in the markets, during the first quarter of 2011, the Company reclassified one of the Sale Hotels as held for use, and during the second quarter of 2011 the Company reclassified two of the Sale Hotels as held for use. The Company declared six additional hotels as classified as Sale Hotels in the second quarter of 2011, bringing the total number of hotels classified as held for sale to 18 as of June 30, 2011.

During the three months ended June 30, 2011, the Company recorded impairment of $0.8 million on nine hotels classified as held for sale due to market changes and $1.3 million on three of the hotels classified as held for sale in the second quarter of 2011 due to changes in holding periods. The Company also recorded recovery of $108,000 on previously recorded impairment on two of the hotels for which fair value exceeded management’s previous estimate. During the three months ended June 30, 2011 we recorded aggregate impairment of $2.0 million on properties in discontinued operations. During the first quarter of 2011, the Company recognized $474,000 of impairment loss and a recovery of $25,000 of previously recorded impairment loss on one hotel at the time of sale.

For the first quarter of 2010, the Company recognized an impairment loss of $120,000 on one held for sale hotel. During the three months ended June 30, 2010, the Company also recorded impairment charges of $2.4 million on hotels held for sale.

In accordance with ASC 360-10-35 Property Plant and Equipment—Overall—Subsequent Measurement, the Company determines the fair value of an asset held for sale based on the estimated selling price less estimated selling costs. We engage independent real estate brokers to assist us in determining the estimated selling price using a market approach. The estimated selling costs are based on our experience with similar asset sales. We record impairment charges and write down the carrying value of an asset if the carrying value exceeds the estimated selling price less costs to sell.

In accordance with FASB ASC 205-20 Presentation of Financial Statements—Discontinued Operations, gains, losses and impairment losses on hotel properties sold or classified as held for sale are presented in discontinued operations. The operating results of the hotels held for sale and sold are included in discontinued operations and are summarized below. The operating results for the three months ended June 30, 2011 include eighteen hotels held for sale and three hotels that were sold. The operating results for the three months ended June 30, 2010 include eighteen hotels held for sale, three hotels that were sold in 2011, and eight hotels that were sold in 2010:

 

9


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

      Three Months Ended
June 30,
    Six Months Ended
June 30,
 
(in thousands)    2011     2010     2011     2010  

Revenues

   $ 4,081      $ 5,453      $ 8,224      $ 10,081   

Hotel and property operations expenses

     (3,476     (4,605     (7,200     (8,990

Interest expense

     (514     (675     (1,080     (1,341

Depreciation expense

     (73     (257     (182     (529

Net gain on disposition of assets

     362        526        349        506   

General and administrative expense

     —          (23     (50     (23

Impairment loss

     (2,012     (2,449     (2,461     (2,569

Income tax benefit

     116        178        327        583   
  

 

 

   

 

 

   

 

 

   

 

 

 

Loss from discontinued operations, net of tax

   $ (1,516   $ (1,852   $ (2,073   $ (2,282
  

 

 

   

 

 

   

 

 

   

 

 

 

Earnings Per Share

Basic earnings per share (“EPS”) is computed by dividing earnings available to common shareholders by the weighted average number of common shares outstanding. Diluted EPS is computed after adjusting the numerator and denominator of the basic EPS computation for the effects of any dilutive potential common shares outstanding during the period, if any. The computation of basic and diluted earnings per common share is presented below (dollars in thousands, except per share amounts):

 

      Three months
ended June 30,
    Six months
ended June 30,
 
      2011     2010     2011     2010  

Basic and Diluted Earnings per Share Calculation:

        

Numerator:

        

Net loss attributable to common shareholders:

        

*Continuing operations

   $ (2,967   $ (2,192   $ (6,483   $ (5,143

*Discontinued operations

     (1,511     (1,841     (2,063     (2,268
  

 

 

   

 

 

   

 

 

   

 

 

 

Net loss attributable to common shareholders—total

   $ (4,478   $ (4,033   $ (8,546   $ (7,411

Denominator:

        

Weighted average number of common shares—basic and diluted

     22,964,125        22,412,474        22,940,947        22,208,531   

Basic and Diluted Earnings Per Common Share:

        

Net loss attributable to common shareholders per weighted average common share:

        

*Continuing operations

   $ (0.13   $ (0.10   $ (0.28   $ (0.23

*Discontinued operations

     (0.07     (0.08     (0.09     (0.10
  

 

 

   

 

 

   

 

 

   

 

 

 

Total—Basic and Diluted

   $ (0.20   $ (0.18   $ (0.37   $ (0.33
  

 

 

   

 

 

   

 

 

   

 

 

 
* Noncontrolling interest expense is allocated between continuing and discontinued operations for the purposes of the EPS calculation.

 

10


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

Noncontrolling Interest of Common and Preferred Units in SLP

At June 30, 2011 and 2010 there were 97,008 and 158,161, respectively, of SLP common operating units outstanding held by the limited partners. These units have been excluded from the diluted earnings per share calculation as there would be no effect on the amounts allocated to the limited partners holding common operating units (whose units are convertible on a one-to-one basis to common shares) since their share of income (loss) would be added back to income (loss). During the second quarter of 2011, 61,153 shares of common stock were issued in connection with the redemption of 61,153 common operating units. In addition, the 51,035 shares of SLP preferred operating units held by the limited partners, as of June 30, 2011 and 2010 are antidilutive.

Preferred Stock of SHI

There were 803,270 shares of Series A Preferred Stock that remained outstanding at June 30, 2011 and 2010. At June 30, 2011 and 2010 there were 332,500 shares of Series B preferred stock outstanding. There are no convertible provisions for Series A or Series B, therefore, there is no dilutive effect on earnings per share.

Stock Options

The potential common shares represented by outstanding stock options for the three and six months ended June 30, 2011 and 2010 totaled 215,500 and 166,786 respectively, all of which are antidilutive.

Warrants

There were 299,403 warrants issued in a private placement to accredited investors on May 10, 2010. Each warrant allows the holder to purchase a share of common stock at $2.50 per share. The warrants will expire on May 10, 2013. The exercise price of the warrants exceeds the market price of the common stock and as a result is antidilutive and excluded from the computation of diluted earnings per share.

Debt Financing

A summary of the Company’s long term debt as of June 30, 2011 is as follows (dollars in thousands):

 

11


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

      
      Balance      Interest
Rate
    Maturity

Fixed Rate Debt

       

Lender

       

Elkhorn Valley Bank

   $ 1,040         5.90   10/2011

Yorkville

     700         5.50   10/2011

Great Western Bank

     10,005         5.50   12/2011

GE Capital Corporation

     306         5.00   1/2012

First National Bank

     840         5.00   3/2012

Great Western Bank

     9,399         5.50   5/2012

Greenwich Capital Financial Products

     30,201         7.50   12/2012

Elkhorn Valley Bank

     830         6.50   4/2014

Citigroup Global Markets Realty Corp

     13,203         5.97   11/2015

Elkhorn Valley Bank

     3,120         6.25   6/2016

GE Capital Corporation

     32,608         7.17   9/2016 - 3/2017

GE Capital Corporation

     18,448         7.69   6/2017

Wachovia Bank

     8,954         7.38   3/2020
  

 

 

      

Total Fixed Rate Debt

   $ 129,654        
  

 

 

      

Variable Rate Debt

       

Lender

       

Wells Fargo

     2,370         4.50   9/2011

Great Western Bank

     15,823         5.50   2/2012

GE Capital Corporation

     20,396         3.75   2/2018

GE Capital Corporation

     2,412         4.31   2/2018
  

 

 

      

Total Variable Rate Debt

   $ 41,001        
  

 

 

      

Subtotal debt

   $ 170,655        
  

 

 

      

Less: debt associated with hotel properties held for sale

     28,358        
  

 

 

      

Total Long-Term Debt

   $ 142,297        
  

 

 

      

In January 2011, the Company borrowed $1.95 million from Elkhorn Valley Bank in Norfolk, Nebraska. The note has a maturity date of October 1, 2011. The note bears interest at 5.9%. The borrowings were used to fund operations.

In March 2011, covenant waivers and other amendments were obtained for our credit facilities with Great Western Bank and Wells Fargo Bank, including an extension of the maturity date of our credit facility with Wells Fargo Bank from March 12, 2011 to September 30, 2011. These changes were reflected in the notes to our consolidated financial statements included in our Form 10-K for year ended December 31, 2010.

On March 29, 2011, we sold a Masters Inn in Atlanta (Tucker), Georgia (107 rooms) for approximately $2.4 million with no gain or loss on the sale. The majority of the proceeds were used to pay down the loan with GE Capital Corporation, with approximately $0.2 million used to reduce the revolving line of credit with Great Western Bank.

 

12


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

In March 2011, the maturity date of the $0.8 million promissory note to First National Bank of Omaha was extended to March 1, 2012.

On May 6, 2011, we sold a Super 8 in Wichita, Kansas (59 rooms) for approximately $1.4 million with a $0.4 million gain. Approximately $0.9 million of the proceeds were used to reduce borrowings from Elkhorn Valley Bank in Norfolk, Nebraska, with the remaining amount used to reduce the revolving line of credit with Great Western Bank.

On May 16, 2011, the Company borrowed $1.0 million from Yorkville Advisors. The note requires scheduled installment payments, with the final installment to be paid on October 5, 2011. The Company may fund the payment of any scheduled installment with proceeds from the sale of Company common stock pursuant to the SEDA. The note bears interest at an annual rate of 5.5% per annum, however a 4% premium is added to any weekly installment paid from any source other than through the sale of shares under the SEDA.

On May 27, 2011, we sold the Tara Inn in Jonesboro, Georgia (127 rooms) for approximately $1.85 million with no gain or loss on the sale. Approximately $1.6 million of the proceeds were used to pay the mortgage loan on the property with Great Western Bank, with the remaining amount used to reduce the revolving line of credit with Great Western Bank.

On May 27, 2011, our credit facility with Wells Fargo Bank was amended to (a) provide for the release of the Sleep Inn in Omaha, Nebraska from the collateral portfolio upon a principal payment of $2.5 million and (b) decrease the required monthly principal payments from $75,000 to $50,000.

On June 7, 2011, the Company refinanced the Sleep Inn in Omaha, Nebraska for $3.1 million with Elkhorn Valley Bank. The note bears interest at 6.25% and matures on June 15, 2016. Of this amount, $2.5 million was used to reduce the mortgage loan with Wells Fargo Bank, with the balance of the proceeds used to reduce the revolving line of credit with Great Western Bank.

At June 30, 2011, the Company had long-term debt of $142.3 million associated with assets held for use, consisting of notes and mortgages payable, with a weighted average term to maturity of 3.7 years and a weighted average interest rate of 6.1%. The weighted average fixed rate was 6.7%, and the weighted average variable rate was 4.5%. Debt held on properties in continuing operations is classified as held for use. Debt is classified as held for sale if the properties collateralizing it are included in discontinued operations. Debt associated with assets held for sale is classified as a short-term liability due within the next year irrespective of whether the notes and mortgages evidencing such debt mature within the next year. Aggregate annual principal payments on debt associated with assets held for use for the remainder of 2011 and thereafter, and debt associated with assets held for sale, are as follows (in thousands):

 

         Held For Sale      Held For Use      TOTAL  

Remainder of 2011

     $ 14,737       $ 15,059       $ 29,796   

2012

       13,621         52,470         66,091   

2013

       —           3,656         3,656   

2014

       —           4,395         4,395   

2015

       —           15,456         15,456   

Thereafter

       —           51,261         51,261   
    

 

 

    

 

 

    

 

 

 
     $ 28,358       $ 142,297       $ 170,655   
    

 

 

    

 

 

    

 

 

 

At June 30, 2011, the Company had $16.9 million of long-term debt associated with assets held for use and debt associated with assets held for sale which matures in 2011 pursuant to the notes and mortgages evidencing such debt. These 2011 maturities consist of:

 

   

a $10.0 million balance on a term loan with Great Western Bank;

 

   

a $2.4 million balance on the credit facility with Wells Fargo Bank;

 

   

a $1.0 million note payable to Elkhorn Valley Bank in Norfolk, Nebraska;

 

   

a $0.7 million note payable to Yorkville Advisors; and

 

   

$2.8 million of principal amortization on mortgage loans.

The remaining $12.9 million of debt due in 2011 (as of June 30, 2011), as set forth in the table above, is associated with assets held for sale. This debt matures at time of sale and is expected to be funded from the proceeds of such sales.

We are required to comply with certain financial covenants for some of our lenders. As of June 30, 2011, we were in compliance with all of our financial covenants. As a result, we are not in default of any of our loans.

Stock-Based Compensation

Options

The Company has a 2006 Stock Plan (the “Plan”) which has been approved by the Company’s shareholders. The Plan authorized the grant of stock options, stock appreciation rights, restricted stock and stock bonuses for up to 200,000 shares of common stock. At the annual shareholders meeting on May 28, 2009, the shareholders of Supertel Hospitality, Inc. approved an amendment to the Supertel 2006 Stock Plan. The amendment increases the maximum number of shares reserved for issuance under the plan from 200,000 to 300,000 and changes the definition of fair market value to mean the closing price of Supertel common stock with respect to future awards under the plan.

Share-Based Compensation Expense

The expense recognized in the consolidated financial statements for the six months ended June 30, 2011 and 2010 for share-based compensation related to employees and directors was $28,800 and $24,960, respectively.

 

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Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

Impairment Losses

In accordance with FASB ASC 360-10-35 Property Plant and Equipment—Overall—Subsequent Measurement, the Company analyzes its assets for impairment when events or circumstances occur that indicate the carrying amount may not be recoverable. As part of this process, the Company utilizes a two-step analysis to determine whether a trigger event (within the meaning of ASC 360-10-35) has occurred with respect to cash flow of, or a significant adverse change in business climate for, its hotel properties. Quarterly and annually the Company reviews all of its held for use hotels to determine any property whose cash flow or operating performance significantly underperformed from budget or prior year, which the Company has set as a shortfall against budget or prior year as 15% or greater.

Each quarter we apply a second analysis on those properties identified in the 15% change analysis or which have had a trigger event. The analysis estimates the expected future cash flows to identify any property whose carrying amount potentially exceeded the recoverable value. In performing this analysis, the Company makes the following assumptions:

 

   

Holding periods range from three to five years for non-core assets, and ten years for those assets considered as core.

 

   

Cash flow from trailing twelve months for the individual properties multiplied by the holding period as noted above. The Company does not assume growth rates on cash flows as part of its step one analysis.

 

   

A revenue multiplier for the terminal value based on an average of historical sales from leading industry brokers of like properties was applied according to the assigned holding period.

A trigger event, as described in ASC 360-10-35, occurred in the second quarter of 2011 for one hotel property held for use in which the carrying value of the hotel exceeded the sum of the undiscounted cash flows expected over its remaining anticipated holding period and from its disposition. The property was then tested to determine if the carrying amount was recoverable. When testing the recoverability for a property, in accordance with FASB ASC 360-10-35 35-29 Property Plant and Equipment—Overall—Subsequent Measurement, Estimates of Future Cash Flows Used to Test a Long-Lived Asset for Recoverability, the Company uses estimates of future cash flows associated with the individual properties over their expected holding period and eventual disposition. In estimating these future cash flows, the Company incorporates its own assumptions about its use of the hotel property and expected hotel performance. Assumptions used for the individual hotel were determined by management, based on discussions with our asset management group and our third party management companies. The property was then subjected to a probability-weighted cash flow analysis as described in FASB ASC 360-10-55 Property Plant and Equipment—Overall—Implementation. In this analysis, the Company completed a detailed review of the hotel’s market conditions and future prospects, which incorporated specific detailed cash flow and revenue multiplier assumptions over the remaining expected holding periods, including the probability that the property will be sold. Based on the results of this analysis, it was determined that the Company’s investment in the subject property was not fully recoverable; accordingly, impairment of $2.8 million was recognized.

To determine the amount of impairment on the hotel property identified above, in accordance with FASB ASC 360-10-55, the Company calculated the excess of the carrying value of the property in comparison to its fair market value as of June 30, 2011. Based on this calculation, the Company determined

 

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Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

total impairment of $2.8 million existed as of June 30, 2011 on the hotel property. Fair market value was determined by multiplying trailing 12 months’ revenue for the property by a revenue multiplier that was determined based on the Company’s experience with hotel sales in the current year as well as available industry information. As the fair market value of the property impaired for the quarter ending June 30, 2011 was determined in part by management estimates, a reasonable possibility exists that future changes to inputs and assumptions could affect the accuracy of management’s estimates and such future changes could lead to recovery of impairment or further possible impairment in the future.

During the three months ended March 31, 2011, no trigger events as described in ASC 360-10-35 occurred for any of our held for use hotels.

Income Taxes

The TRS Lessee income tax expense from continuing operations for the three months ended June 30, 2011 and 2010 was $61,000 and $116,000, respectively. The TRS Lessee income tax benefit from continuing operations from the six months ended June 30, 2011 and 2010 was $0.8 million and $0.6 million, respectively. The TRS Lessee has estimated its income tax benefit using a combined federal and state rate of 38%. As of June 30, 2011, TRS had a deferred tax asset of $5.1 million primarily due to current and past years’ tax net operating losses. These loss carryforwards will begin to expire in 2022 through 2030. Management believes that it is more likely than not that the results of future operations will generate sufficient taxable income to realize the deferred tax asset and has determined that no valuation allowance is required.

Income taxes are accounted for under the asset and liability method in accordance with accounting principles generally accepted in the United States of America (“GAAP”). The Company uses an estimate of its annual effective rate based on the facts and circumstances at the time while the actual effective rate is calculated at year-end. Deferred tax assets and liabilities are recognized for the future tax consequences attributable to differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax basis and for net operating loss and tax credit carry forwards. Deferred tax assets and liabilities are measured using enacted tax rates expected to apply to taxable income in the years in which those temporary differences are expected to be recovered or settled. The effect of a change in tax rates on deferred tax assets and liabilities is recognized in operations in the period that includes the enactment date. The realization of deferred tax assets is dependent upon the generation of future taxable income during the periods in which temporary differences become deductible. Management considers the scheduled reversal of deferred tax liabilities, projected future taxable income, and tax planning strategies in making this assessment. Management’s evaluation of the need for a valuation allowance must consider positive and negative evidence, and the weight given to the potential effects of such positive and negative evidence is based on the extent to which it can be objectively verified.

Related to accounting for uncertainty in income taxes, we follow a process by which the likelihood of a tax position is gauged based upon the technical merits of the position, perform a subsequent measurement related to the maximum benefit and the degree of likelihood, and determine the amount of benefit to be recognized in the financial statements, if any.

Noncontrolling Interest in Redeemable Preferred Units

At June 30, 2011, 51,035 of SLP’s preferred operating partnership units (“Preferred OP Units”) were outstanding. The redemption value for the Preferred OP Units is $0.5 million for June 30, 2011. Each limited partner of SLP may, subject to certain limitations, require that SLP redeem all or a portion of his or her Preferred OP Units, at any time after a specified period following the date the units were acquired, by delivering a redemption notice to SLP. The Preferred OP Units are convertible by the holders into Common operating units (“Common OP Units”) on a one-for-one basis or, pursuant to an extension agreement by the holders, may be redeemed for cash at the option of the holder at $10 per unit on or after October 24, 2011.

 

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Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

Preferred OP Units receive a preferred dividend distribution of $1.10 per preferred unit annually, payable on a monthly basis and do not participate in the allocations of profits and losses of SLP. Distributions to holders of Preferred OP Units have priority over distributions to holders of Common OP Units. Supertel offered to each of the Preferred OP Unit holders the option to extend until October 24, 2011 their right to have units redeemed at $10 per unit. All holders elected to extend until October 24, 2011. The remaining 51,035 units will continue to be carried outside of permanent equity at redemption value.

Noncontrolling Interest Reconciliation of Common and Preferred Units

 

(in thousands)    Redeemable
Noncontrolling
Interest
    Noncontrolling
Interest
    Total
Noncontrolling
Interest
 

Balance at March 31, 2011

   $ 511      $ 310      $ 821   

Partner draws

     (14     —          (14

Conversion of OP units

     —          (118     (118

Noncontrolling interest expense

     14        (17     (3
  

 

 

   

 

 

   

 

 

 

Balance at June 30, 2011

   $ 511      $ 175      $ 686   
  

 

 

   

 

 

   

 

 

 

Equity Reconciliation of Parent and Noncontrolling Interest

 

(in thousands)    Preferred
Shares
Par
Value
     Common
Stock
Warrants
     Common
Shares
Par
Value
     Additional
Paid-in
Capital
     Distribution
in Excess
Accumulated
Earnings
    Net
Shareholders
Equity
    Noncontrolling
Interest in
Consolidated
Partnerships
    Total
Equity
 

Balance at March 31, 2011

   $ 8       $ 252       $ 229       $ 121,398       $ (70,547   $ 51,340      $ 310      $ 51,650   

Deferred compensation

     —           —           —           15         —          15        —          15   

Common Stock Offerings

     —           —           1         41         —          42        —          42   

Conversion of OP Units

     —           —           —           118         —          118        (118     —     

Preferred dividends

     —           —           —           —           (369     (369     —          (369

Net loss

     —           —           —           —           (4,109     (4,109     (17     (4,126
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

   

 

 

   

 

 

 

Balance at June 30, 2011

   $ 8       $ 252       $ 230       $ 121,572       $ (75,025   $ 47,037      $ 175      $ 47,212   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

   

 

 

   

 

 

   

 

 

 

Series B Redeemable Preferred Stock

At June 30, 2011 there were 332,500 shares of 10.0% Series B preferred stock outstanding. The shares were sold on June 3, 2008 for $25.00 per share and bear a liquidation preference of $25.00 per share.

Dividends on the Series B preferred stock are cumulative and are payable quarterly in arrears on each March 31, June 30, September 30 and December 31, or, if not a business day, the next succeeding business day, at the annual rate of 10.0% of the $25.00 liquidation preference per share, equivalent to a fixed annual amount of $2.50 per share. Dividends on the Series B preferred stock accrue whether or not the Company has earnings, whether or not there are funds legally available for the payment of such

 

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Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

dividends, whether or not such dividends are declared and whether or not such dividends are prohibited by agreement. Accrued but unpaid dividends on the Series B preferred stock will not bear interest.

The Series B preferred stock will, with respect to dividend rights and rights upon the Company’s liquidation, dissolution or winding up, rank senior to the Company’s common stock, senior to all classes or series of preferred stock issued by the Company and ranking junior to the Series B preferred stock with respect to dividend rights or rights upon the Company’s liquidation, dissolution or winding up, on a parity with the Company’s Series A preferred stock and with all classes or series of preferred stock issued by the Company and ranking on a parity with the Series B preferred stock with respect to dividend rights or rights upon the Company’s liquidation, dissolution or winding up and junior to all of the Company’s existing and future indebtedness.

The Company will not pay any distributions, or set aside any funds for the payment of distributions, on its common shares, unless it has also paid (or set aside for payment) the full cumulative distributions on the preferred shares for the current and all past dividend periods. The Series B preferred stock has no stated maturity and is not subject to any sinking fund or mandatory redemption (except as described below).

The Series B preferred stock is not redeemable prior to June 3, 2013, except in certain limited circumstances relating to the maintenance of the Company’s ability to qualify as a REIT as provided in the Company’s articles of incorporation or a change of control (as defined in the Company’s amendment to its articles of incorporation establishing the Series B preferred stock). The Company may redeem the Series B preferred stock, in whole or in part, at any time or from time to time on or after June 3, 2013 for cash at a redemption price of $25.00 per share, plus all accrued and unpaid dividends. Also, upon a change of control, each outstanding share of the Company’s Series B preferred stock will be redeemed for cash at a redemption price of $25.00 per share, plus all accrued and unpaid dividends. At June 30, 2011, no events have occurred that would lead the Company to believe redemption of the preferred stock, due to a change of control or failure to maintain its REIT qualification, is probable.

Series A Preferred Stock

On December 30, 2005, the Company offered and sold 1,521,258 shares of 8% Series A preferred stock. At June 30, 2011, 803,270 shares of Series A preferred stock remained outstanding. Dividends on the Series A preferred stock are cumulative and payable monthly in arrears on the last day of each month, at the annual rate of 8% of the $10.00 liquidation preference per share, equivalent to a fixed annual amount of $.80 per share.

Common Stock and Warrants

On March 26, 2010, the Company entered into a Standby Equity Distribution Agreement (the “SEDA”) with YA Global Master SPV Ltd. (“YA Global”), a fund managed by Yorkville Advisors, LLC. Pursuant to the SEDA, YA Global has agreed to purchase up to $10.0 million (the “Commitment Amount”) of newly issued Company common stock, par value $0.01 per share (“Common Stock”), if notified to do so by the Company in accordance with the terms and conditions of the SEDA. Unless terminated earlier, the SEDA will automatically terminate on the earlier of April 1, 2012 or the date on which the aggregate purchases by YA Global under the SEDA total the Commitment Amount. The amount of Common Stock issued or issuable pursuant to the SEDA, in the aggregate, cannot exceed 4,400,464 shares of Common Stock, which is less than 20% of the aggregate number of outstanding shares of Common Stock. The Common Stock is sold pursuant to the Company’s registration statement on Form S-3 (333-147310). No shares were sold under this agreement during the three and six months ended June 30, 2011.

 

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Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 1. FINANCIAL STATEMENTS, CONTINUED:

Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

On May 10, 2010, the Company consummated the private sale of 598,803 shares of its common stock and 299,403 warrants to purchase up to an additional 299,403 shares of the Company’s common stock for aggregate gross proceeds of $1.0 million. The warrants are exercisable for a period of three years from the date of issuance at an exercise price of $2.50.

On March 29, 2011, the Company entered into an equity distribution agreement with JMP Securities LLC (“JMP”) pursuant to which the Company may offer and sell up to 2.0 million shares of common stock from time to time through JMP. Sales of shares of the Company common stock, if any, under the agreement may be made in negotiated transactions or other transactions that are deemed to be “at the market” offerings, including sales made directly on the Nasdaq Global Market or sales made to or through a market maker other than on an exchange. The common stock will be sold pursuant to the Company’s registration statement on Form S-3 (333-170756). During the three and six months ended June 30, 2011, the Company sold through JMP, as its agent, an aggregate of 26,725 shares of common stock pursuant to ordinary brokers’ transactions on the Nasdaq Global Market. Gross proceeds were $43,685, commissions to agent were $2,184 and net proceeds to the Company (before expenses) were $41,501.

Commitments and Contingencies

Litigation

Various claims and legal proceedings arise in the ordinary course of business and may be pending against the Company and its properties. Based upon the information available, the Company believes that the resolution of any of these claims and legal proceedings should not have a material adverse affect on its consolidated financial position, results of operations or cash flows. Three separate lawsuits were filed against the Company in Jefferson Circuit Court, Louisville, Kentucky; one lawsuit was filed by a plaintiff on June 26, 2008, a second lawsuit was filed by fourteen plaintiffs on December 15, 2008 and a third lawsuit was filed by six plaintiffs on January 16, 2009. The plaintiffs in the three cases, which were consolidated as one action, allege that as guests at the Company’s hotel in Louisville, Kentucky, they were exposed to carbon monoxide as a consequence of a faulty water heater at the hotel.

Plaintiffs were seeking to recover for damages arising out of physical and mental injury, lost wages, pain and suffering, past and future medical expenses and punitive or exemplary damages. The Company has settled the claims with authorization from its insurers and has recorded a liability for the amount of claims and a receivable reflecting recoverability of the claims from the insurers. At June 30, 2011 all claims were paid (cash or structured settlements) and all settlements related to minors were agreed to by the courts with the exception of one claim that was paid on July 5, 2011.

On March 25, 2011, Royco Hotels and the Company settled a lawsuit filed by Royco Hotels against the Company. The settlement agreement between the parties provides that (a) the Company will pay an aggregate of $590,000 in varying amounts of installments through July 1, 2013 to Royco Hotels as financial settlement of the lawsuit and fees owed to Royco Hotels as termination fees for hotels that have been sold, (b) Royco Hotels will permit the Company and new managers access to certain Royco Hotels employees and waive any prohibitions under the management agreement with respect to such access, and (c) the management agreement will be terminated effective May 31, 2011.

Subsequent Events

On July 22, 2011, the Company signed a purchase agreement for the sale of its corporate office building. The Company previously shared corporate office space with Royco Hotels, the former management company. The Company intends to lease a smaller, more efficient space. Expected proceeds are $1.75 million, and will be used to pay off the $0.8 million loan with Elkhorn Valley Bank with the remainder used to pay down the revolving line of credit with Great Western Bank. The Company anticipates a gain on sale of approximately $1.0 million.

 

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Supertel Hospitality, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

Three and Six Months Ended June 30, 2011 and 2010

(Unaudited)

 

On July 28, 2011, we sold a Masters Inn in Charleston, South Carolina (119 rooms) for $3.75 million. The proceeds were used to pay down the loan with GE Capital Corporation. Prepayment penalties of $0.4 million have been deferred.

On July 29, 2011, we sold a Masters Inn in Marietta, Georgia (87 rooms) for $1.35 million. The funds were used to pay down the loan with GE Capital Corporation. Prepayment penalties of $0.2 million have been deferred.

 

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Forward-Looking Statements

Certain information both included and incorporated by reference in this management’s discussion and analysis and other sections of this Form 10-Q may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, and as such may involve known and unknown risks, uncertainties and other factors, which may cause our actual results, performance, or achievements to be materially different from future results, performance, or achievements expressed or implied by such forward-looking statements. These forward-looking statements are based on assumptions that management has made in light of experience in the business in which we operate, as well as management’s perceptions of historical trends, current conditions, expected future developments, and other factors believed to be appropriate under the circumstances. These statements are not guarantees of performance or results. They involve risks, uncertainties (some of which are beyond our control), and assumptions. Management believes that these forward-looking statements are based on reasonable assumptions.

Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies, and expectations, are generally identifiable by use of the words “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend” or “project” or the negative thereof or other variations thereon or comparable terminology. Factors that could have a material adverse effect on our operations and future prospects include, but are not limited to, changes in: economic conditions, generally, and the real estate market specifically; legislative/regulatory changes (including changes to laws governing the taxation of real estate investment trusts); availability of capital; risks associated with debt financing, interest rates; competition; supply and demand for hotel rooms in our current and proposed market areas; and policies and guidelines applicable to real estate investment trusts and other risks and uncertainties described herein and in our filings with the SEC from time to time. These risks and uncertainties should be considered in evaluating any forward-looking statements contained or incorporated by reference herein. We caution readers not to place undue reliance on any forward-looking statements included in this report that speak only as of the date of this report.

Following is management’s discussion and analysis of our operating results as well as liquidity and capital resources which should be read together with our financial statements and related notes contained in this report and with the financial statements and management’s discussion and analysis in our Annual Report on Form 10-K for the fiscal year ended December 31, 2010. Results for the three and six months ended June 30, 2011 are not necessarily indicative of results that may be attained in the future.

References to “we”, “our”, “us”, “Company”, and “Supertel Hospitality” refer to Supertel Hospitality, Inc., including as the context requires, its direct and indirect subsidiaries.

Our consolidated financial statements have been prepared in accordance with U.S. generally accepted accounting principles. Preparation of these statements requires management to make certain estimates and judgments that affect our financial position and results of operations. A summary of significant accounting policies and a description of accounting policies that are considered critical may be found in our Annual Report on Form 10-K for the year ended December 31, 2010.

Overview

We are a self-administered real estate investment trust, and through our subsidiaries, as of June 30, 2011 we owned 103 hotels in 23 states. Our hotels operate under several national and independent brands.

 

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Our significant events for the six months ended June 30, 2011 include:

 

   

In January 2011, the Company borrowed $1.95 million from Elkhorn Valley Bank in Norfolk, Nebraska. The note has a maturity date of October 1, 2011. The note bears interest at 5.9%. The borrowings were used to fund operations.

 

   

On March 29, 2011, we sold a Masters Inn in Atlanta (Tucker), Georgia (107 rooms) for approximately $2.4 million with no gain or loss on the sale. The majority of the proceeds were used to pay down the loan with GE Capital Corporation, with approximately $0.2 million used to reduce the revolving line of credit with Great Western Bank.

 

   

On March 29, 2011, we entered into an Equity Distribution Agreement with JMP Securities LLC (“JMP”) pursuant to which the Company may offer and sell up to 2.0 million shares of common stock of the Company from time to time.

 

   

In March 2011, covenant waivers and other amendments were obtained for our credit facilities with Great Western Bank and Wells Fargo Bank, including an extension of the maturity date of our credit facility with Wells Fargo Bank from March 12, 2011 to September 30, 2011. These changes were reflected in the notes to our consolidated financial statements included in our Form 10-K for year ended December 31, 2010.

 

   

On March 25, 2011, Royco Hotels and the Company settled a lawsuit filed by Royco Hotels against the Company. The settlement agreement between the parties provides that (a) the Company will pay an aggregate of $590,000 in varying amounts of installments through July 1, 2013 to Royco Hotels as financial settlement of the lawsuit and fees owed to Royco Hotels as termination fees for hotels that have been sold, (b) Royco Hotels will permit the Company and new managers access to certain Royco Hotels employees and waive any prohibitions under the management agreement with respect to such access, and (c) the management agreement will be terminated effective May 31, 2011.

 

   

On May 6, 2011, we sold a Super 8 in Wichita, Kansas (59 rooms) for approximately $1.4 million. Approximately $0.9 million of the proceeds were used to reduce borrowings from Elkhorn Valley Bank in Norfolk, Nebraska, with the remaining amount used to reduce the revolving line of credit with Great Western Bank.

 

   

On May 27, 2011, we sold the Tara Inn in Jonesboro, Georgia (127 rooms) for approximately $1.85 million. Approximately $1.6 million of the proceeds were used to pay the mortgage loan with Great Western Bank, with the remaining amount used to reduce the revolving line of credit with Great Western Bank.

 

   

On May 27, 2011, our credit facility with Wells Fargo Bank was amended to (a) provide for the release of the Sleep Inn in Omaha, Nebraska from the collateral portfolio upon a principal payment of $2.5 million and (b) decrease the required monthly principal payments from $75,000 to $50,000.

 

   

On June 7, 2011, the Company refinanced the Sleep Inn in Omaha, Nebraska for $3.1 million with Elkhorn Valley Bank. The note bears interest at 6.25% and matures on June 15, 2016. Of this amount, $2.5 million was used to reduce the mortgage loan with Wells Fargo Bank, with the balance of the proceeds used to reduce the revolving line of credit with Great Western Bank.

Additionally, on July 28, 2011, we sold a Masters Inn in Charleston, South Carolina (119 rooms) for approximately $3.75 million, with proceeds used to pay down the loan with GE Capital Corporation. Prepayment penalties of $0.4 million have been deferred. On July 29, 2011, we sold a Masters Inn in Marietta, Georgia (87 rooms) for $1.35 million, with proceeds used

 

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to pay down the loan with GE Capital Corporation. Prepayment penalties of $0.2 million have been deferred. On August 2, 2011, we sold an outlot at our South Bend Comfort Suites for $0.3 million. Proceeds from these three sales reduced our balance with GE Capital Corporation by approximately $5.0 million. On July 22, 2011, the Company signed a purchase agreement for the sale of its corporate office building. The Company previously shared corporate office space with Royco Hotels, the former management company. The Company intends to lease a smaller, more efficient space. Expected proceeds are $1.75 million, and will be used to pay off the $0.8 million loan with Elkhorn Valley Bank with the remainder used to pay down the revolving line of credit with Great Western Bank.

We conduct our business through a traditional umbrella partnership REIT, or UPREIT, in which our hotel properties are owned by our operating partnerships, Supertel Limited Partnership and E&P Financing Limited Partnership, limited partnerships, limited liability companies or other subsidiaries of our operating partnerships. We currently own, indirectly, an approximate 99% general partnership interest in Supertel Limited Partnership and a 100% partnership interest in E&P Financing Limited Partnership.

As of June 30, 2011, we owned 103 limited service hotels and one office building. The hotels are leased to our wholly owned taxable REIT subsidiary, TRS Leasing, Inc, and its wholly owned subsidiaries (collectively “TRS Lessee”), and are managed by Hospitality Management Advisors Inc. (“HMA”), Strand Development Company LLC (“Strand”), Kinseth Hotel Corporation (“Kinseth”), and HLC Hotels Inc. (“HLC”). HLC is the manager of 10 of our hotels. Royco Hotels, Inc. previously managed 95 of our hotels (two of which were subsequently sold) until May 31, 2011.

HMA manages 25 Company hotels in Arkansas, Louisiana, Tennessee, Kentucky, Indiana, Virginia and Florida. Strand manages the Company’s seven economy extended-stay hotels as well as 16 additional Company hotels located in Georgia, Delaware, Maryland, North Carolina, Pennsylvania, Tennessee, Virginia, and West Virginia. Kinseth manages 45 Company hotels in eight states primarily in the Midwest. Each of the management agreements expire on May 31, 2014 and will renew for additional terms of one year unless either party to the agreement gives the other party written notice of termination at least 90 days before the end of a term.

Each of HMA, Strand and Kinseth receive a monthly management fee with respect to the hotels they manage equal to 3.5% of the gross hotel income and 2.25% of hotel net operating income (“NOI”). NOI is equal to gross hotel income less operating expenses (exclusive of management fees, certain insurance premiums and employee bonuses, and personal and real property taxes).

Overview of Discontinued Operations

The condensed consolidated statements of operations for the three and six months ended June 30, 2011 and 2010 include the results of operations for the 18 hotels classified as held for sale at June 30, 2011, as well as all properties that have been sold during 2011 and 2010 in accordance with FASB ASC 205-20 Presentation of Financial Statements – Discontinued Operations.

The assets held for sale at June 30, 2011 and 2010 are separately disclosed in the Condensed Consolidated Balance Sheets. Among other criteria, we classify an asset as held for sale if we expect to dispose of it within one year, we have initiated an active marketing plan to sell the asset at a reasonable price and it is unlikely that significant changes to the plan to sell the asset will be made. While we believe that the completion of these dispositions is probable, the sale of these assets is subject to market conditions and we cannot provide assurance that we will finalize the sale of all or any of these assets on favorable terms or at all. We believe that all our held for sale assets as of June 30, 2011 remain properly classified in accordance with ASC 205-20.

Where the carrying value of an asset held for sale exceeded the estimated fair value, net of selling costs, we reduced the carrying value and recorded an impairment charge. Level 3 inputs were used during the three months ended March 31, 2011 to determine an impairment loss of $474,000 for nine hotels held for sale. The Company also recorded a recovery of $25,000 of previously recorded impairment on one hotel at the time of sale. During the three months ended June 30, 2011 a $2.1 million impairment loss was

 

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recorded on 12 of the 18 hotels held for sale. In addition, the Company recorded recovery of previously recorded impairment on two hotels in the amount of $108,000 Total impairment loss on held for sale and subsequently sold properties for the six months ending June 30, 2011 was $2.5 million. The fair value of an asset held for sale is based on the estimated selling price less estimated selling costs. We engage independent real estate brokers to assist us in determining the estimated selling price using a market approach. The estimated selling costs are based on our experience with similar asset sales.

Our continuing operations reflect the results of operations of those hotels which we are likely to retain in our portfolio for the foreseeable future as well as those assets which do not currently meet the held for sale criteria in ASC 205-20. We periodically evaluate the assets in our portfolio to ensure they continue to meet our performance objectives. Accordingly, from time to time, we could identify other assets for disposition.

General

The discussion that follows is based primarily on the condensed consolidated financial statements of the three and six months ended June 30, 2011 and 2010, and should be read along with the condensed consolidated financial statements and notes.

The comparisons below reflect revenues and expenses of the company’s 103 and 112 hotels as of June 30, 2011 and 2010, respectively.

Results of Operations

Comparison of the three months ended June 30, 2011 to the three months ended June 30, 2010

Operating results are summarized as follows (in thousands):

 

     Three months ended     Three months ended        
     June 30, 2011     June 30, 2010     Continuing  
     Continuing     Discontinued           Continuing     Discontinued           Operations  
     Operations     Operations     Total     Operations     Operations     Total     Variance  

Revenues

   $ 22,666      $ 4,081      $ 26,747      $ 22,867      $ 5,453      $ 28,320      $ (201

Hotel and property operations expenses

     (16,493     (3,476     (19,969     (16,484     (4,605     (21,089     (9

Interest expense

     (2,348     (514     (2,862     (2,400     (675     (3,075     52   

Depreciation and amortization expense

     (2,570     (73     (2,643     (2,755     (257     (3,012     185   

General and administrative expenses

     (1,001     —          (1,001     (800     (23     (823     (201

Net gain (loss) on dispositions of assets

     (8     362        354        (23     526        503        15   

Other income

     20        —          20        35        —          35        (15

Impairment loss

     (2,801     (2,012     (4,813     (2,147     (2,449     (4,596     (654

Income tax (expense) benefit

     (61     116        55        (116     178        62        55   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net loss

   $ (2,596   $ (1,516   $ (4,112   $ (1,823   $ (1,852   $ (3,675   $ (773
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Revenues and Operating Expenses

Revenues from continuing operations for the three months ended June 30, 2011 compared to the three months ended June 30, 2010, decreased $0.2 million or 0.9%, which was primarily due to decreased occupancy, partially offset by increased average daily rate (“ADR”). We refer to our entire portfolio as limited service hotels which we further describe as midscale hotels, economy hotels and extended stay hotels. The same store portfolio used for comparison of the second quarter of 2011 over the same period of 2010 consists of the 85 hotels in continuing operations that were owned by the Company as of April 1, 2010. Compared to the year ago period, ADR for the entire 85 same store hotel portfolio increased 3.7% to

 

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$51.06 and revenue per available room (“RevPAR”) decreased 0.7% to $33.83. The occupancy for all same store hotels for the three months ended June 30, 2011 decreased 4.2% from that of the year ago period. Our 28 same store midscale hotels reflected an ADR increase of 5.1% to $69.21, a decrease in occupancy of 6.8% and a RevPAR decrease of 2.1% to $44.27 for the second quarter of 2011 over the same period of 2010. Our 50 same store economy hotels reflected an ADR increase of 4.1% to $49.88, a 3.4% decrease in occupancy and a RevPAR increase of 0.6% to $32.72 for the second quarter of 2011 over the same period of 2010. Occupancy for the seven same store extended stay properties dropped 2.7%, and RevPAR was down 2.3% to $17.37. This was partially offset by an ADR increase of 0.3% to $23.75.

During the second quarter of 2011, hotel and property operations expenses from continuing operations remained flat at $16.5 million.

Interest Expense, Depreciation and Amortization Expense and General and Administrative Expense

Interest expense from continuing operations decreased slightly to $2.3 million for the quarter. Depreciation and amortization expense from continuing operations decreased $0.2 million from the second quarter of 2010 to $2.6 million. The general and administrative expense for the 2011 second quarter increased $0.2 million compared to the prior period. The major causes of the increase include miscellaneous charges related to the new management companies, as well as increased legal fees and salaries.

Impairment loss

For the second quarter of 2011, we recorded impairment charges net of recovery of $2.0 million on 12 of the 18 hotels classified as held for sale. There was an impairment charge of $2.8 million taken against a hotel classified as held for use. In the second quarter of 2010, $2.4 million of impairment was taken against ten hotels held for sale and two that were subsequently sold, and an impairment charge of $2.1 million was taken against a hotel held for use.

Dispositions

In the second quarter of 2011, we recognized a $0.4 million gain on the disposition of assets related to the sale of a Super 8 in Wichita, Kansas. In the second quarter of 2010, we recognized a net gain on the disposition of assets of approximately $0.5 million. This primarily resulted from the sale of a Super 8 in Kingdom City, Missouri, with a nominal net gain from the sale of a Masters Inn in Cave City, Kentucky.

Income Tax Benefit

The income tax expense from continuing operations is related to the taxable income from our taxable subsidiary, the TRS Lessee. Management believes the combined federal and state income tax rate for the TRS Lessee will be approximately 38%. The tax expense is a result of TRS Lessee’s income for the three months ended June 30, 2011. The income tax will vary based on the taxable earnings or loss of the TRS Lessee.

The income tax expense from continuing operations was $61,000 compared with an expense of $116,000 in the year ago period, due to decreased income by the TRS Lessee.

Comparison of the six months ended June 30, 2011 to the six months ended June 30, 2010

Operating results are summarized as follows (in thousands):

 

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     Six months ended     Six months ended        
     June 30, 2011     June 30, 2010     Continuing  
     Continuing     Discontinued           Continuing     Discontinued           Operations  
     Operations     Operations     Total     Operations     Operations     Total     Variance  

Revenues

   $ 40,098      $ 8,224      $ 48,322      $ 39,962      $ 10,081      $ 50,043      $ 136   

Hotel and property operations expenses

     (31,328     (7,200     (38,528     (30,721     (8,990     (39,711     (607

Interest expense

     (4,884     (1,080     (5,964     (4,789     (1,341     (6,130     (95

Depreciation and amortization expense

     (5,081     (182     (5,263     (5,523     (529     (6,052     442   

General and administrative expenses

     (2,105     (50     (2,155     (1,799     (23     (1,822     (306

Net gain (loss) on dispositions of assets

     (14     349        335        (39     506        467        25   

Other income

     105        —          105        61        —          61        44   

Impairment loss

     (2,801     (2,461     (5,262     (2,147     (2,569     (4,716     (654

Termination cost

     (540     —          (540     —          —          —          (540

Income tax benefit

     800        327        1,127        585        583        1,168        215   
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Net loss

   $ (5,750   $ (2,073   $ (7,823   $ (4,410   $ (2,282   $ (6,692   $ (1,340
  

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

   

 

 

 

Revenues and Operating Expenses

Revenues from continuing operations for the six months ended June 30, 2011 compared to the six months ended June 30, 2010, increased $0.1 million or 0.3%, reflecting an increase in average daily rate (“ADR”), largely offset by decreased occupancy rates. The same store portfolio used for comparison of the six months of 2011 over the same period of 2010 consists of the 85 hotels in continuing operations that were owned by the Company as of January 1, 2010. Our 28 same store midscale hotels reflected an ADR increase of 3.7% to $66.54, a decrease in occupancy of 4.5% and a revenue per available room (“RevPAR”) decrease of 1.0% to $38.52. Our 50 same store economy hotels reflected an ADR increase of 3.3% to $48.51, a 2.0% decrease in occupancy and a RevPAR increase of 1.4% to $28.79 for the first six months of 2011 over the same period of 2010. Our seven same store extended stay properties reflected an ADR increase of 0.9% to $23.61, a raise in occupancy of 0.3% and a RevPAR increase of 1.1% to $17.69. During the first six months of 2011 compared to the year ago period, ADR for the entire 85 same store hotel portfolio increased 2.7% to $48.95 and RevPAR increased 0.4% to $30.01. The occupancy for all same store hotels for the six months ended June 30, 2011 decreased 2.2% from that of the year ago period.

During the six months ended June 30, 2011, hotel and property operations expenses from continuing operations increased $0.6 million. The primary drivers of the increase include payroll related expenses, breakfast, utilities and insurance costs.

Interest Expense, Depreciation and Amortization Expense and General and Administrative Expense

Interest expense from continuing operations rose slightly to $4.9 million for the six months ended June 30, 2011 compared to the year ago period. The depreciation and amortization expense from continuing operations decreased $0.4 million for the six months ended June 30, 2011 compared to the year ago period. The general and administrative expense from continuing operations for the same period increased $0.3 million. This variance was related to miscellaneous charges related to the new management companies as well as increased legal fees and salaries.

Impairment loss

During the six months ending June 30, 2011, we recorded impairment charges of $2.5 million on fourteen hotels classified as held for sale. There was recovery of $48,000 of previously recorded impairment on two properties sold during the first two quarters. There was also recovery of $86,000 of previously recorded impairment on one held for sale property as a result of market changes. There was an impairment charge of $2.8 million taken against a hotel classified as held for use. There was an impairment charge of $2.1 million recorded on ten hotels classified as held for sale during the first six

 

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months of 2010, in addition to $0.5 million taken against properties which were subsequently sold. A charge of $2.1 million was taken against a property held for use.

Termination cost

Termination cost reflects financial settlement fees directly related to the Company’s termination of Royco Hotels. The one time charge of $0.5 million reflects settlement of the lawsuit filed by Royco Hotels against the Company.

Dispositions

During the six months ended June 30, 2011, the Company sold its interests in three hotels, recognizing gains of approximately $0.4 million on one property. In the same period of 2010, the Company recognized a gain of approximately $0.5 million on the sale of a hotel and negligible gains on the sale of two additional hotels.

Income Tax Benefit

The income tax benefit from continuing operations is related to the taxable loss from the TRS Lessee. The tax benefit is a result of TRS Lessee’s losses for the six months ended June 30, 2011 and the year ago period. The income tax benefit will vary based on the taxable losses of the TRS Lessee.

The income tax benefit from continuing operations increased by approximately $0.2 million during the six months ended June 30, 2011 compared to the year ago period, due to an increased loss by the TRS Lessee for the same period.

Liquidity and Capital Resources

Our income and ability to meet our debt service obligations, and make distributions to our shareholders, depends upon the operations of the hotels being conducted in a manner that maintains or increases revenue, or reduces expenses, to generate sufficient hotel operating income for TRS Lessee to pay the hotels’ operating expenses, including management fees and rents to us. We depend on rent payments from TRS Lessee to pay our operating expenses and debt service and to make distributions to shareholders.

The Company’s operating performance, as well as its liquidity position, has been and continues to be negatively affected by recent economic conditions, many of which are beyond our control. The Company anticipates that these adverse economic conditions will improve somewhat over the next year; however, in addition to our operating performance, the other sources described below will be essential to our liquidity and financial position.

Our business requires continued access to adequate capital to fund our liquidity needs. In 2010, the Company reviewed its entire portfolio, identified properties considered non-core and developed timetables for disposal of those assets deemed non-core. We focused on improving our liquidity through cash generating asset sales and disposition of assets that are not generating cash at levels consistent with our investment principles. In 2011, our foremost priorities continue to be preserving and generating capital sufficient to fund our liquidity needs. Given the deterioration and uncertainty in the economy and financial markets, management believes that access to conventional sources of capital will be challenging and management has planned accordingly. We are also working to proactively address challenges to our short-term and long-term liquidity position.

The following are the expected actual and potential sources of liquidity, which we currently believe will be sufficient to fund our near-term obligations:

 

   

Cash and cash equivalents;

 

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Cash generated from operations;

 

   

Proceeds from asset dispositions;

 

   

Proceeds from additional secured or unsecured debt financings; and/or

 

   

Proceeds from public or private issuances of debt or equity securities.

These sources are essential to our liquidity and financial position, and we cannot assure you that we will be able to successfully access them (particularly in the current economic environment). If we are unable to generate cash from these sources, we may have liquidity-related capital shortfalls and will be exposed to default risks. While we believe that we will have adequate capital for our near-term uses, significant issues with access to the liquidity sources identified above could lead to our insolvency.

In the near-term, the Company’s cash flow from operations is not projected to be sufficient to meet all of our liquidity needs. In response, management has identified non-core assets in our portfolio to be liquidated over a one to ten year period. Among the criteria for determining properties to be sold was the potential upside when hotel fundamentals return to stabilized levels. The 18 properties held for sale as of June 30, 2011 were determined to be less likely to participate in increased cash flow levels when markets do improve. As such, we expect these dispositions to help us (1) preserve cash, through potential disposition of properties with current or projected negative cash flow and/or other potential near-term cash outlay requirements (including debt maturities) and (2) generate cash, through the potential disposition of strategically identified non-core assets that we believe have equity value above debt.

We are actively marketing the 18 properties held for sale, which we anticipate will result in the elimination of an estimated $28.4 million of debt. We continue to receive interest in our 18 held for sale properties. The marketing process has been affected by deteriorating economic conditions and we have experienced some decreases in expected pricing. If this trend continues to worsen, we may be unable to complete the disposition of identified properties in a manner that would generate cash flow in line with management’s estimates as noted above. Our ability to dispose of these assets is impacted by a number of factors. Many of these factors are beyond our control, including general economic conditions, availability of financing and interest rates. In light of the current economic conditions, we cannot predict:

 

   

whether we will be able to find buyers for identified assets at prices and/or other terms acceptable to us;

 

   

whether potential buyers will be able to secure financing; and

 

   

the length of time needed to find a buyer and to close the sale of a property.

As our debt matures, our principal payment obligations also present significant future cash requirements. We may not be able to successfully extend, refinance or repay our debt due to a number of factors, including decreased property valuations, limited availability of credit, tightened lending standards and deteriorating economic conditions. Historically, extending or refinancing loans has required the payment of certain fees to, and expenses of, the applicable lenders. Any future extensions or refinancing will likely require increased fees due to tightened lending practices. These fees and cash flow restrictions will affect our ability to fund other liquidity uses. In addition, the terms of the extensions or refinancing may include operational and financial covenants significantly more restrictive than our current debt covenants.

The Company is required to meet various financial covenants required by its existing lenders. If the Company’s future financial performance fails to meet these financial covenants, then its lenders also have the ability to take control of its encumbered hotel assets. Defaults with lenders due to failure to repay or refinance debt when due or failure to comply with financial covenants could also result in defaults under our credit facilities with Great Western Bank and Wells Fargo Bank. Our Great Western Bank and Wells Fargo Bank credit facilities contain cross-default provisions which would allow Great Western Bank and Wells Fargo Bank to declare a default and accelerate our indebtedness to them if we default on our other loans, and such default would permit that lender to accelerate our indebtedness under any such loan. If this

 

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were to happen, whether due to failure to repay or refinance debt when due or failure to comply with financial covenants, the Company’s ability to conduct business could be severely impacted as there can be no assurance that the adequacy and timeliness of cash flow would be available to meet the Company’s liquidity requirements. The Company believes it has the ability to repay its indebtedness when due with cash generated from operations, sales of hotels, refinancings or the issuance of stock, while at the same time continuing to be a substantial owner of limited service and economy hotels. If the economic environment does not improve in 2011, the Company’s plans and actions may not be sufficient and could lead to possibly failing financial debt covenant requirements.

The Company did not declare a common stock dividend for the three months ended June 30, 2011. The Company will monitor requirements to maintain its REIT status and will routinely evaluate the dividend policy. The Company intends to continue to meet its dividend requirements to retain its REIT status.

Financing

On March 29, 2011, we entered into an equity distribution agreement with JMP Securities LLC (“JMP”) pursuant to which we may offer and sell up to 2.0 million shares of common stock from time to time through JMP. Sales of shares of the Company common stock, if any, under the agreement may be made in negotiated transactions or other transactions that are deemed to be “at the market” offerings, including sales made directly on the Nasdaq Global Market or sales made to or through a market maker other than on an exchange. The common stock will be sold pursuant to our registration statement on Form S-3 (333-170756). During the six months ended June 30, 2011, we sold, through JMP, as our agent, an aggregate of 26,725 shares of common stock pursuant to ordinary brokers’ transactions on the Nasdaq Global Market. Gross proceeds were $43,685.23, commissions to agent were $2,184.26 and net proceeds to us (before expenses) were $41,500.97.

On March 26, 2010, we entered into a standby equity distribution agreement with YA Global Master SPV Ltd., or YA Global, for the offer and sale of up to $10 million of shares of our common stock at a price per share determined in accordance with the agreement. The common stock will be sold pursuant to our registration statement on Form S-3 (333-170756). No shares were sold under this agreement during the six months ended June 30, 2011.

At June 30, 2011, the Company had long-term debt of $142.3 million associated with assets held for use, consisting of notes and mortgages payable, with a weighted average term to maturity of 3.7 years and a weighted average interest rate of 6.1%. The weighted average fixed rate was 6.7%, and the weighted average variable rate was 4.5%. Debt held on properties in continuing operations is classified as held for use. Debt is classified as held for sale if the properties collateralizing it are included in discontinued operations. Debt associated with assets held for sale is classified as a short-term liability due within the next year irrespective of whether the notes and mortgages evidencing such debt mature within the next year. Aggregate annual principal payments on debt associated with assets held for use for the remainder of 2011 and thereafter, and debt associated with assets held for sale, are as follows (in thousands):

 

         Held For Sale      Held For Use      TOTAL  

Remainder of 2011

     $ 14,737       $ 15,059       $ 29,796   

2012

       13,621         52,470         66,091   

2013

       —           3,656         3,656   

2014

       —           4,395         4,395   

2015

       —           15,456         15,456   

Thereafter

       —           51,261         51,261   
    

 

 

    

 

 

    

 

 

 
     $ 28,358       $ 142,297       $ 170,655   
    

 

 

    

 

 

    

 

 

 

 

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At June 30, 2011, the Company had $16.9 million of long-term debt associated with assets held for use and debt associated with assets held for sale which matures in 2011 pursuant to the notes and mortgages evidencing such debt. These 2011 maturities consist of:

   

a $10.0 million balance on a term loan with Great Western Bank;

 

   

a $2.4 million balance on the credit facility with Wells Fargo Bank;

 

   

a $1.0 million note payable to Elkhorn Valley Bank in Norfolk, Nebraska;

 

   

a $0.7 million note payable to Yorkville Advisors; and

 

   

$2.8 million of principal amortization on mortgage loans.

The remaining $12.9 million of debt due in 2011 (as of June 30, 2011), as set forth in the table above, is associated with assets held for sale. This debt matures at the time of sale and is expected to be funded from the proceeds of such sales.

The key financial covenants for certain of our loan agreements and compliance calculations as of June 30, 2011 are discussed below (each such covenant is calculated pursuant to the applicable loan agreement). As of June 30, 2011, we were in compliance with the financial covenants. As a result, we are not in default of any of our loans.

 

(dollars in thousands)            
     June 30, 2011    June 30, 2011  

Great Western Bank Covenants

   Requirement    Calculation  

Consolidated debt service coverage ratio calculated as follows: *

   ³1.05:1   

Adjusted NOI (A) / Debt service (B)

     

Net loss per financial statements

        (11,733

Net adjustments per loan agreement

        32,904   
     

 

 

 

Adjusted NOI per loan agreement (A)

      $ 21,171   
     

 

 

 

Interest expense per financial statements—continuing operations

        9,849   

Interest expense per financial statements—discontinued operations

        2,210   
     

 

 

 

Total Interest expense per financial statements

      $ 12,059   

Net adjustments per loan agreement

        6,619   
     

 

 

 

Debt service per loan agreement

      $ 18,678   
     

 

 

 

Consolidated debt service coverage ratio

        1.13:1   

 

* Calculations based on prior four quarters

 

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Loan-specific debt service coverage ratio calculated as follows: *

   ³ 1.05:1      

Adjusted NOI (A) / Debt service (B)

     

Net loss per financial statements

        (11,733

Net adjustments per loan agreement

        15,664   
     

 

 

 

Adjusted NOI per loan agreement (A)

      $ 3,931   
     

 

 

 

Interest expense per financial statements—continuing operations

        9,849   

Interest expense per financial statements—discontinued operations

        2,210   
     

 

 

 

Total Interest expense per financial statements

      $ 12,059   

Net adjustments per loan agreement

        (8,510
     

 

 

 

Debt service per loan agreement

      $ 3,549   
     

 

 

 

Loan-specific debt service coverage ratio

        1.11:1   

 

* Calculations based on prior four quarters

The Great Western Bank credit facilities also require maintenance of consolidated and loan-specific loan to value ratios that do not exceed 70%, tested annually, and that we not pay dividends in excess of 75% of our funds from operations per year. The consolidated and loan specific debt service coverage ratios for the credit facilities remain at 1.05 to 1, tested quarterly, through the maturity of the credit facilities. The loans available to us under the credit facilities may not exceed the lesser of (a) an amount equal to 70% of the total appraised value of the hotels securing the credit facilities and (b) an amount that would result in a loan-specific debt service coverage ratio of less than 1.05 to 1 from December 31, 2010 through December 31, 2011 and 1.5 to 1 from January 1, 2012 through the maturity of the credit facilities. In addition, the interest rate on the revolving credit portion of the credit facilities is 5.50% from March 15, 2011 through December 31, 2011 and prime (subject to a 5.50% floor rate) from January 1, 2012 through the maturity of the credit facilities. Great Western Bank has the option to increase the interest rates of the credit facilities up to 4.00% any time after January 1, 2012.

 

 

(dollars in thousands)            
     June 30, 2011    June 30, 2011  

Wells Fargo Bank Covenants

   Requirement    Calculation  

Consolidated loan to value ratio calculated as follows:

   £85.0%   

Loan Balance (A) / Value (B)

     

Loan Balance (A)

      $ 170,656   

Value (B)

        220,050   
     

 

 

 

Consolidated loan to value ratio

        77.6

 

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Consolidated Tangible Net Worth calculated as follows:

     >$50 million      

Consolidated shareholder equity (A)—

     

Intangible assets (B)

     

Total shareholders’ equity per financial statements

      $ 47,037   

Redeemable noncontrolling interest per financial statements

        511   

Noncontrolling interest in consolidated partnership

        175   

Redeemable preferred stock per financial statements

        7,662   
     

 

 

 

Consolidated shareholder equity (A)

      $ 55,385   

Intangible assets (B)

        0   
     

 

 

 

Consolidated tangible net worth

      $ 55,385   

 

(dollars in thousands)              

Consolidated fixed charge coverage ratio calculated as follows: *

    

 

³0.80:1 before

preferred dividends

  

  

  

EBITDA (A) / Fixed charges (B)

     

Net loss per financial statements

      $ (11,733

Net adjustments per loan agreement

        28,751   
     

 

 

 

EBITDA per loan agreement (A)

      $ 17,018   

Interest expense per financial statements—continuing operations

      $ 9,849   

Interest expense per financial statements—discontinued operations

        2,210   
     

 

 

 

Total interest expense per financial statements

      $ 12,059   

Net adjustments per loan agreement

        5,694   
     

 

 

 

Fixed charges per loan agreement (B)

      $ 17,753   

Consolidated fixed charge coverage ratio

        0.96:1   

 

* Calculations based on prior four quarters

 

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Consolidated fixed charge coverage ratio calculated as follows: *

    

 

³0.75:1 after

preferred dividends

  

  

  

EBITDA (A) / Fixed charges (B)

     

Net loss per financial statements

      $ (11,733

Net adjustments per loan agreement

        28,751   
     

 

 

 

EBITDA per loan agreement (A)

      $ 17,018   

Interest expense per financial statements—continuing operations

      $ 9,849   

Interest expense per financial statements—discontinued operations

        2,210   
     

 

 

 

Total interest expense per financial statements

      $ 12,059   

Net adjustments per loan agreement

        7,168   
     

 

 

 

Fixed charges per loan agreement (B)

      $ 19,227   

Consolidated fixed charge coverage ratio

        0.89:1   

 

* Calculations based on prior four quarters

Our credit facility with Wells Fargo Bank was amended on May 27, 2011 to (a) provide for the release of the Sleep Inn located in Omaha, Nebraska from the collateral portfolio upon a principal payment of $2.5 million and (b) decrease the required monthly principal payments from $75,000 to $50,000.

 

(dollars in thousands)            
     June 30, 2011    June 30, 2011  

GE Covenants

   Requirement    Calculation  

Loan-specific total adjusted EBITDAcalculated as follows: *

   ³$3.9 million   

Net loss per financial statements

        (11,733

Net adjustments per loan agreement

        17,101   
     

 

 

 

Loan-specific total adjusted EBITDA

      $ 5,368   

 

* Calculations based on prior four quarters

 

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Consolidated debt service coverage ratio calculated as follows: *

   ³1.05:1   

Adjusted EBITDA (A) / Debt service (B)

     

Net loss per financial statements

        (11,733

Net adjustments per loan agreement

        32,935   
     

 

 

 

Adjusted EBITDA per loan agreement (A)

      $ 21,202   
     

 

 

 

Interest expense per financial statements—continuing operations

        9,849   

Interest expense per financial statements—discontinued operations

        2,210   
     

 

 

 

Total interest expense per financial statements

      $ 12,059   

Net adjustments per loan agreement

        5,694   

Debt service per loan agreement (B)

        17,753   
     

 

 

 

Consolidated debt service coverage ratio

        1.19:1   

 

* Calculations based on prior four quarters

Our credit facilities with General Electric Capital Corporation require that, commencing in 2012 and continuing for the term of the loans, we maintain, with respect to our GE-encumbered properties, a before dividend fixed charge coverage ratio (FCCR) (based on a rolling twelve month period) of 1.30:1 and after dividend FCCR (based on a rolling twelve month period) of 1.00:1. The consolidated debt service coverage ratio for the GE credit facilities increases to 1.50:1 in 2012 through the term of the loans. In connection with previous amendments and waivers, the interest rates of the loans under our credit facilities with GE have increased by 1.5%. If our FCCR with respect to our GE-encumbered properties equals or exceeds 1.30:1 before dividends and 1.00:1 after dividends for two consecutive quarters, the cumulative 1.5% increase in the interest rate of the loans will be eliminated.

If we fail to pay our indebtedness when due, fail to comply with covenants or otherwise default on our loans, unless waived, we could incur higher interest rates during the period of such loan defaults, be required to immediately pay our indebtedness and ultimately lose our hotels through lender foreclosure if we are unable to obtain alternative sources of financing with acceptable terms. Our Great Western Bank and Wells Fargo Bank credit facilities contain cross-default provisions which would allow Great Western Bank and Wells Fargo Bank to declare a default and accelerate our indebtedness to them if we default on our other loans, and such default would permit that lender to accelerate our indebtedness under any such loan. We are not in default of any of our loans.

 

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A summary of the Company’s long term debt as of June 30, 2011 is as follows (in thousands):

 

            Interest      

Fixed Rate Debt

   Balance      Rate     Maturity

Lender

       

Elkhorn Valley Bank

   $ 1,040         5.90   10/2011

Yorkville

     700         5.50   10/2011

Great Western Bank

     10,005         5.50   12/2011

GE Capital Corporation

     306         5.00   1/2012

First National Bank

     840         5.00   3/2012

Great Western Bank

     9,399         5.50   5/2012

Greenwich Capital Financial Products

     30,201         7.50   12/2012

Elkhorn Valley Bank

     830         6.50   4/2014

Citigroup Global Markets Realty Corp

     13,203         5.97   11/2015

Elkhorn Valley Bank

     3,120         6.25   6/2016

GE Capital Corporation

     32,608         7.17   9/2016 - 3/2017

GE Capital Corporation

     18,448         7.69   6/2017

Wachovia Bank

     8,954         7.38   3/2020
  

 

 

      

Total Fixed Rate Debt

   $ 129,654        
  

 

 

      

Variable Rate Debt

                 

Lender

       

Wells Fargo

     2,370         4.50   9/2011

Great Western Bank

     15,823         5.50   2/2012

GE Capital Corporation

     20,396         3.75   2/2018

GE Capital Corporation

     2,412         4.31   2/2018
  

 

 

      

Total Variable Rate Debt

   $ 41,001        
  

 

 

      

Subtotal debt

   $ 170,655        
  

 

 

      

Less: debt associated with hotel properties held for sale

     28,358        
  

 

 

      

Total Long-Term Debt

   $ 142,297        
  

 

 

      

In January 2011, the Company borrowed $1.95 million from Elkhorn Valley Bank in Norfolk, Nebraska. The note has a maturity date of October 1, 2011. The note bears interest at 5.9%. The borrowings were used to fund operations.

In March 2011, covenant waivers and other amendments were obtained for our credit facilities with Great Western Bank and Wells Fargo Bank, including an extension of the maturity date of our credit facility with Wells Fargo Bank from March 12, 2011 to September 30, 2011. These changes were reflected in the notes to our consolidated financial statements included in our Form 10-K for year ended December 31, 2010.

On March 29, 2011, we sold a Masters Inn in Atlanta (Tucker), Georgia (107 rooms) for approximately $2.4 million with no gain or loss on the sale. The majority of the proceeds were used to pay down the loan with GE Capital Corporation, with approximately $0.2 million used to reduce the revolving line of credit with Great Western Bank.

 

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In March 2011, the maturity date of the $0.8 million promissory note to First National Bank of Omaha was extended to March 1, 2012.

On May 6, 2011, we sold a Super 8 in Wichita, Kansas (59 rooms) for approximately $1.4 million with a $0.4 million gain. Approximately $0.9 million of the proceeds were used to reduce borrowings from Elkhorn Valley Bank in Norfolk, Nebraska, with the remaining amount used to reduce the revolving line of credit with Great Western Bank.

On May 16, 2011, the Company borrowed $1.0 million from Yorkville Advisors. The note requires scheduled installment payments, with the final installment to be paid on October 5, 2011. The Company may fund the payment of any scheduled installment with proceeds from the sale of Company common stock pursuant to the SEDA. The note bears interest at an annual rate of 5.5% per annum, however a 4% premium is added to any weekly installment paid from any source other than through the sale of shares under the SEDA.

On May 27, 2011, we sold the Tara Inn in Jonesboro, Georgia (127 rooms) for approximately $1.85 million with no gain or loss on the sale. Approximately $1.6 million of the proceeds were used to pay the mortgage loan on the property with Great Western Bank, with the remaining amount used to reduce the revolving line of credit with Great Western Bank.

On May 27, 2011, our credit facility with Wells Fargo Bank was amended to (a) provide for the release of the Sleep Inn in Omaha, Nebraska from the collateral portfolio upon a principal payment of $2.5 million and (b) decrease the required monthly principal payments from $75,000 to $50,000.

On June 7, 2011, the company refinanced the Sleep Inn Hotel in Omaha, Nebraska for $3.1 million with Elkhorn Valley Bank. The note bears interest at 6.25% and matures on June 15, 2016. Of this amount, $2.5 million was used to reduce the mortgage loan with Wells Fargo Bank, with the balance of the proceeds used to reduce the revolving line of credit with Great Western Bank.

Redemption of Noncontrolling Preferred and Common Operating Partnership Units

At June 30, 2011, Supertel Limited Partnership had 51,035 preferred operating units (“Preferred OP Units”) outstanding. The redemption value for the Preferred OP Units is $0.5 million for June 30, 2011. Each limited partner of SLP may, subject to certain limitations, require that SLP redeem all or a portion of his or her Preferred OP Units, at any time after a specified period following the date the units were acquired, by delivering a redemption notice to SLP. The Preferred OP Units are convertible by the holders into Common operating units (“Common OP Units”) on a one-for-one basis or, pursuant to an extension agreement by the holders, may be redeemed for cash at the option of the holder at $10 per unit on or after October 24, 2011.

The holders of the 51,035 units elected to extend to October 24, 2011, their right to have units redeemed at $10 per unit. The 51,035 units will continue to be carried outside of permanent equity at redemption value. The Preferred OP Units receive a preferred dividend distribution of $1.10 per preferred unit annually, payable on a monthly basis and do not participate in the allocations of profits and losses of SLP. Distributions to holders of Preferred OP Units have priority over distributions to holders of Common OP Units. There were no Preferred OP Units redeemed during the six months ending June 30, 2011.

The Board of Directors authorized the issuance of 61,153 shares of common stock, $.01 par value per share, of the Company to a holder of common operating units of Supertel Limited Partnership on May 31, 2011 in exchange for 61,153 common limited partnership units of the Company’s operating partnership, Supertel Limited Partnership. The 61,153 common limited partnership units were previously issued in connection with the Company’s September 2005 purchase of a hotel.

Capital Commitments

Below is a summary of certain obligations that will require capital (in thousands):

 

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            Payments Due by Period  
            Less than                    More than  

Contractual Obligations

   Total      1 Year      1-3 Years      4-5 Years      5 years  

Long-term debt including interest

   $ 169,861       $ 19,404       $ 67,254       $ 27,896       $ 55,307   

Land leases

     5,231         54         219         225         4,733   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

Total contractual obligations

   $ 175,092       $ 19,458       $ 67,473       $ 28,121       $ 60,040   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

The column titled Less than 1 Year represents payments due for the balance of 2011. Long-term debt includes debt on properties classified in continuing operations. The debt related to properties held for sale (and expected to be sold in the next 12 months) of $28.4 million is not included in the table above. The redemption value for the Preferred OP Units of $0.5 million is not included in the table above.

We have various standing or renewable contracts with vendors. These contracts are all cancelable with immaterial or no cancellation penalties. Contract terms are generally one year or less. The land leases reflected in the table above represent continuing operations. In addition, the Company has management agreements with HMA, Strand, Kinseth and HLC Hotels, providing for the management and operation of the hotels.

Fair Value of Financial Instruments

Disclosures about fair value of financial instruments are based on pertinent information available to management as of the valuation date. Considerable judgment is necessary to interpret market data and develop estimated fair values. Accordingly, the estimates presented are not necessarily indicative of the amounts at which these instruments could be purchased, sold or settled. The use of different market assumptions and/or estimation methodologies may have a material effect on the estimated fair value amounts.

The Company estimates the fair value of its fixed rate debt and the credit spreads over variable market rates on its variable rate debt by discounting the future cash flows of each instrument at estimated market rates or credit spreads consistent with the maturity of the debt obligation with similar credit policies. Credit spreads take into consideration general market conditions and maturity. As of June 30, 2011, the carrying value and estimated fair value of the Company’s debt, excluding debt related to hotel properties held for sale, was $142.3 million and $146.0 million, respectively. As of December 31, 2010, the carrying value and estimated fair value of the Company’s debt, excluding debt related to hotel properties held for sale, was $142.8 million and $146.7 million, respectively. The carrying value of the Company’s other financial instruments approximates fair value due to the short-term nature of these financial instruments.

Other

To maintain our REIT tax status, we generally must distribute at least 90% of our taxable income to our shareholders annually. In addition, we are subject to a 4% non-deductible excise tax if the actual amount distributed to shareholders in a calendar year is less than a minimum amount specified under the federal income tax laws. We have a general dividend policy of paying out approximately 100% of annual REIT taxable income. The actual amount of any future dividends will be determined by the Board of Directors based on our actual results of operations, economic conditions, capital expenditure requirements and other factors that the Board of Directors deems relevant.

Off Balance Sheet Financing Transactions

We have not entered into any off balance sheet financing transactions.

 

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Funds from Operations

The Company’s funds from operations (“FFO”) for the three and six months ended June 30, 2011 was $(2.2) million, and $(3.6) million, respectively, representing a decrease of $0.7 million and $1.8 million from FFO reported for the three and six months ended June 30, 2010, respectively. FFO without impairment, a non-cash item, (“FFO without impairment”) for the three and six months ended June 30, 2011 was $2.6 million and $1.6 million, respectively, representing a decrease of $0.4 million and $1.2 million from the three and six months ended June 30, 2010, respectively. FFO is reconciled to net loss as follows (in thousands):

 

     Three months ended     Six months ended  
     June 30,     June 30,  
     2011     2010     2011     2010  

Net loss attributable to common shareholders

   $ (4,478   $ (4,033   $ (8,546   $ (7,411

Depreciation and amortization

     2,643        3,012        5,263        6,052   

Net gain on disposition of real estate assets

     (354     (503     (335     (467
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO available to common shareholders

   $ (2,189   $ (1,524   $ (3,618   $ (1,826
  

 

 

   

 

 

   

 

 

   

 

 

 

Impairment

     4,813        4,596        5,262        4,716   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO without impairment, a non-cash item

   $ 2,624      $ 3,072      $ 1,644      $ 2,890   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO is a non-GAAP financial measure. We consider FFO to be a market accepted measure of an equity REIT’s operating performance, which is necessary, along with net earnings (loss), for an understanding of our operating results. FFO, as defined under the National Association of Real Estate Investment Trusts (NAREIT) standards, consists of net income computed in accordance with GAAP, excluding gains (or losses) from sales of real estate assets, plus depreciation and amortization of real estate assets. We believe our method of calculating FFO complies with the NAREIT definition. FFO does not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations, or other commitments and uncertainties. FFO should not be considered as an alternative to net income (loss) (computed in accordance with GAAP) as an indicator of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions. All REITs do not calculate FFO in the same manner; therefore, our calculation may not be the same as the calculation of FFO for similar REITs.

We use FFO as a performance measure to facilitate a periodic evaluation of our operating results relative to those of our peers, who, like us, are typically members of NAREIT. We consider FFO a useful additional measure of performance for an equity REIT because it facilitates an understanding of the operating performance of our properties without giving effect to real estate depreciation and amortization, which assume that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, we believe that FFO provides a meaningful indication of our performance.

FFO without impairment is a non-GAAP financial measure. As a result of a significant downturn in hotel and lodging fundamentals that took place in 2008 and 2009 and the related decrease in hotel and real estate valuations, we decided that FFO available to common shareholders did not provide all of the information that allows us to better evaluate our operating performance.

To arrive at FFO without impairment, we adjust FFO available to common shareholders, to exclude the following items:

(i) impairment charges of hotel properties that we have sold or expect to sell, included in discontinued operations; and

(ii) impairment charges of hotel properties classified as held for use.

 

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Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS, CONTINUED:

 

We believe that these items are driven by factors relating to the fundamental disruption in the global financial and real estate markets, rather than factors specific to the company or the performance of our properties or investments.

The impairment charges of hotel properties that were recognized in 2009 and 2010 were primarily based on valuations of hotels, which had declined due to market conditions that we no longer expected to hold for long-term investment, and/or for which we have reduced our prior expected holding periods. In order to enhance liquidity, we have declared certain properties as held for sale and may declare other properties held for sale. To the extent these properties are expected to be sold at a loss, we record an impairment charge when the loss is known. We have recognized certain of these impairment charges in several quarters in 2009 and 2010 and in the first two quarters of 2011, and we believe it is reasonably likely that we will recognize similar charges and recovery in the near future.

However, we believe that as the financial markets stabilize, the potential for impairment charges of our hotel properties will diminish. We believe FFO without impairment provides investors with an additional measure to evaluate our operating performance as we emerge from this period of fundamental disruption in the global financial and real estate markets.

We analyze our operating performance primarily by revenues from our hotel properties, net of operating, administrative and financing expenses which are not directly impacted by short term fluctuations in the market value of our hotel properties. As a result, although these non-cash impairment charges have had a material impact on our financial results and are reflected in our financial statements, the removal of the effects of these items allows us to better understand the core operating performance of our properties.

Revenue Per Available Room (“RevPAR”), Average Daily Rate (“ADR”), and Occupancy

The following table presents our RevPAR, ADR and Occupancy, by region, for the three months ended June 30, 2011 and 2010, respectively. The comparisons of same store operations (excluding Held For Sale hotels) are for 85 hotels owned as of April 1, 2010.

 

            Three months ended June 30, 2011             Three months ended June 30, 2010  
Same Store    Room                          Room                      

Region

   Count      RevPAR      Occupancy     ADR      Count      RevPAR      Occupancy     ADR  

Mountain

     214       $ 35.03         69.2   $ 50.60         214       $ 35.79         72.7   $ 49.26   

West North Central

     2,409         31.81         64.2     49.59         2,409         30.58         64.2     47.62   

East North Central

     1,081         36.70         59.8     61.42         1,081         39.07         65.9     59.32   

Middle Atlantic

     142         47.62         79.9     59.63         142         46.44         81.3     57.12   

South Atlantic

     2,233         33.14         72.4     45.76         2,233         32.56         73.6     44.25   

East South Central

     708         37.23         58.6     63.51         708         39.98         68.1     58.74   

West South Central

     373         30.26         69.4     43.57         373         34.29         80.9     42.41   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Hotels

     7,160       $ 33.83         66.3   $ 51.06         7,160       $ 34.07         69.2   $ 49.22   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

 

States included in the Regions

  

Mountain

   Idaho and Montana

West North Central

   Iowa, Kansas, Missouri, Nebraska and South Dakota

East North Central

   Indiana and Wisconsin

Middle Atlantic

   Pennsylvania

South Atlantic

   Delaware, Florida, Georgia, Maryland, North Carolina, South Carolina, Virginia and West Virginia

East South Central

   Kentucky and Tennessee

West South Central

   Arkansas and Louisiana

 

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Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS, CONTINUED:

 

Our RevPAR, ADR, and Occupancy, by franchise affiliation, for the three months ended June 30, 2011 and 2010, were as follows:

 

            Three months ended June 30, 2011             Three months ended June 30, 2010  
Same Store    Room                          Room                      

Brand

   Count      RevPAR      Occupancy     ADR      Count      RevPAR      Occupancy     ADR  

Limited Service

                     

Midscale

                     

Comfort Inn/ Comfort Suites

     1,669       $ 44.52         64.5   $ 69.00         1,669       $ 45.81         70.0   $ 65.43   

Hampton Inn

     135         62.00         79.3     78.23         135         51.35         69.7     73.63   

Sleep Inn

     153         36.26         53.7     67.50         153         37.40         54.9     68.09   

Other Midscale (1)

     190         35.99         56.6     63.63         190         41.98         67.3     62.41   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Midscale

     2,147       $ 44.27         64.0   $ 69.21         2,147       $ 45.22         68.7   $ 65.85   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Economy

                     

Days Inn

     870         35.50         68.6     51.72         870         37.81         75.8     49.88   

Super 8

     2,964         31.29         64.6     48.40         2,964         30.49         65.6     46.45   

Other Economy (2)

     81         55.35         67.7     81.74         81         50.43         64.3     78.46   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Economy

     3,915       $ 32.72         65.6   $ 49.88         3,915       $ 32.53         67.9   $ 47.93   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Midscale/Economy

     6,062       $ 36.81         65.0   $ 56.62         6,062       $ 37.02         68.2   $ 54.32   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Economy Extended Stay (3)

     1,098         17.37         73.1     23.75         1,098         17.78         75.1     23.67   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Hotels

     7,160       $ 33.83         66.3   $ 51.06         7,160       $ 34.07         69.2   $ 49.22   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

 

1 Includes Baymont Inn, Quality Inn, and Holiday Inn Express brands
2 Includes Key West Inns and non franchised independent hotels
3 Includes Savannah Suites

The following table presents our RevPAR, ADR and Occupancy, by region, for the six months ended June 30, 2011 and 2010, respectively. The comparisons of same store operations (excluding Held For Sale hotels) are for 85 hotels owned as of January 1, 2010.

 

            Six months ended June 30, 2011             Six months ended June 30, 2010  
Same Store    Room                          Room                      

Region

   Count      RevPAR      Occupancy     ADR      Count      RevPAR      Occupancy     ADR  

Mountain

     214       $ 29.22         60.8   $ 48.06         214       $ 30.71         64.6   $ 47.54   

West North Central

     2,409         27.61         57.6     47.96         2,409         26.82         57.4     46.70   

East North Central

     1,081         32.12         53.8     59.69         1,081         33.58         57.6     58.32   

Middle Atlantic

     142         39.62         69.9     56.71         142         37.10         64.2     57.81   

South Atlantic

     2,233         30.21         70.1     43.08         2,233         28.65         68.6     41.78   

East South Central

     708         32.94         52.7     62.49         708         34.83         59.7     58.35   

West South Central

     373         29.36         67.5     43.47         373         33.61         80.6     41.72   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Hotels

     7,160       $ 30.01         61.3   $ 48.95         7,160       $ 29.88         62.7   $ 47.65   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

 

States included in the Regions

  

Mountain

   Idaho and Montana

West North Central

   Iowa, Kansas, Missouri, Nebraska and South Dakota

East North Central

   Indiana and Wisconsin

Middle Atlantic

   Pennsylvania

South Atlantic

   Delaware, Florida, Georgia, Maryland, North Carolina, South Carolina, Virginia and West Virginia

East South Central

   Kentucky and Tennessee

West South Central

   Arkansas and Louisiana

 

39


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS, CONTINUED:

 

Our RevPAR, ADR, and Occupancy, by franchise affiliation, for the six months ended June 30, 2011 and 2010, were as follows:

 

            Six months ended June 30, 2011             Six months ended June 30, 2010  
Same Store    Room                          Room                      

Brand

   Count      RevPAR      Occupancy     ADR      Count      RevPAR      Occupancy     ADR  

Limited Service

                     

Midscale

                     

Comfort Inn/ Comfort Suites

     1,669       $ 38.28         57.9   $ 66.12         1,669       $ 38.50         60.6   $ 63.53   

Hampton Inn

     135         53.99         70.0     77.14         135         47.17         65.0     72.62   

Sleep Inn

     153         33.61         53.4     62.97         153         36.98         55.4     66.80   

Other Midscale (1)

     190         33.65         52.9     63.56         190         38.14         62.1     61.46   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Midscale

     2,147       $ 38.52         57.9   $ 66.54         2,147       $ 38.90         60.6   $ 64.17   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Economy

                     

Days Inn

     870         32.09         63.8     50.33         870         32.85         67.9     48.37   

Super 8

     2,964         27.04         57.8     46.78         2,964         26.51         58.2     45.52   

Other Economy (2)

     81         57.40         68.8     83.43         81         49.76         62.1     80.12   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Economy

     3,915       $ 28.79         59.3   $ 48.51         3,915       $ 28.40         60.5   $ 46.97   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Midscale/Economy

     6,062       $ 32.24         58.8   $ 54.80         6,062       $ 32.12         60.5   $ 53.07   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Economy Extended Stay (3)

     1,098         17.69         74.9     23.61         1,098         17.49         74.7     23.41   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

Total Hotels

     7,160       $ 30.01         61.3   $ 48.95         7,160       $ 29.88         62.7   $ 47.65   
  

 

 

    

 

 

    

 

 

   

 

 

    

 

 

    

 

 

    

 

 

   

 

 

 

 

1 Includes Baymont Inn, Quality Inn, and Holiday Inn Express brands
2 Includes Key West Inns and non franchised independent hotels
3 Includes Savannah Suites

 

40


Table of Contents

Part I. FINANCIAL INFORMATION, CONTINUED:

Item 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

There has been no material change in our market risk exposure subsequent to December 31, 2010.

Item 4. CONTROLS AND PROCEDURES

Evaluation was performed under the supervision of management, with the participation of our Chief Executive Officer and Chief Financial Officer, of the effectiveness of the design and operation of our disclosure controls and procedures as defined in Rule 13a-15 of the rules promulgated under the Securities and Exchange Act of 1934, as amended. Based on that evaluation, the Chief Executive Officer and Chief Financial Officer have concluded that as of the end of the period covered by this report, the Company’s disclosure controls and procedures were effective to provide reasonable assurance that information required to be disclosed by the Company in the reports the Company files or submits under the Securities Exchange Act of 1934 was (1) accumulated and communicated to management, including the Company’s Chief Executive Officer and Chief Financial Officer, to allow timely decisions regarding required disclosures and (2) recorded, processed, summarized and reported, within the time periods specified in the Commission’s rules and forms. No changes in the Company’s internal control over financial reporting occurred during the quarter covered by this report that have materially affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting.

 

41


Table of Contents

Part II. OTHER INFORMATION:

Item 1. Legal Proceedings

Litigation

Various claims and legal proceedings arise in the ordinary course of business and may be pending against the Company and its properties. Based upon the information available, the Company believes that the resolution of any of these claims and legal proceedings should not have a material adverse affect on its consolidated financial position, results of operations or cash flows. Three separate lawsuits were filed against the Company in Jefferson Circuit Court, Louisville, Kentucky; one lawsuit was filed by a plaintiff on June 26, 2008, a second lawsuit was filed by fourteen plaintiffs on December 15, 2008 and a third lawsuit was filed by six plaintiffs on January 16, 2009. The plaintiffs in the three cases, which were consolidated as one action, allege that as guests at the Company’s hotel in Louisville, Kentucky, they were exposed to carbon monoxide as a consequence of a faulty water heater at the hotel.

Plaintiffs were seeking to recover for damages arising out of physical and mental injury, lost wages, pain and suffering, past and future medical expenses and punitive or exemplary damages. The Company has settled the claims with authorization from its insurers and has recorded a liability for the amount of claims and a receivable reflecting recoverability of the claims from the insurers. At June 30, 2011 all claims were paid (cash or structured settlements) and all settlements related to minors were agreed to by the courts with the exception of one claim that was paid on July 5, 2011.

On March 25, 2011, Royco Hotels and the Company settled a lawsuit filed by Royco Hotels against the Company. The settlement agreement between the parties provides that (a) the Company will pay an aggregate of $590,000 in varying amounts of installments through July 1, 2013 to Royco Hotels as financial settlement of the lawsuit and fees owed to Royco Hotels as termination fees for hotels that have been sold, (b) Royco Hotels will permit the Company and new managers access to certain Royco Hotels employees and waive any prohibitions under the management agreement with respect to such access, and (c) the management agreement will be terminated effective May 31, 2011.

Item 1A. Risk Factors

The following risk factors are in addition to the Company’s risk factors set forth in Item 1A of its Annual Report on Form 10-K for the year ended December 31, 2010.

We will likely seek to sell equity and/or debt securities to meet our need for additional cash, and we cannot assure you that such financing will be available and further, in connection with such sales our current shareholders will experience a material amount of dilution.

We will require additional cash resources due to current business conditions and any acquisitions we may decide to pursue. We will likely seek to sell additional equity and/or debt securities. We cannot assure you that the sale of such securities will be available in amounts or on terms acceptable to us, if at all. If our board determines to sell additional shares of common stock or other debt or equity securities, a material amount of dilution can be expected to cause the market price of the common stock to decline.

The engagement of multiple new management companies could adversely affect our operating results.

Our management agreement with the independent operator of 95 of our hotels (two of which were subsequently sold) terminated on May 31, 2011 pursuant to the settlement of a lawsuit with that operator. We have engaged three new management companies to operate these 93 remaining hotels commencing June 1, 2011. If the integration of the new independent operators in the management of our hotels is not accomplished efficiently as planned, we will experience a decrease in our operating results from decreased occupancy, revenue per available room and average daily rates and other significant disruptions at our hotels and in our operations generally.

 

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Table of Contents

Part II. OTHER INFORMATION:

 

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

The Board of Directors of Supertel Hospitality, Inc. authorized the issuance of 61,153 shares of common stock, $.01 par value per share, in exchange for 61,153 common limited partnership units of the Company’s operating partnership, Supertel Limited Partnership, in accordance with the Third Amended and Restated Agreement of Limited Partnership, as amended, of the partnership. The common limited partnership units were issued in 2005 in connection with the company’s purchase of a hotel. The issuance of these common shares was effected in reliance upon the exemption from registration under Section 4(2) of the Securities Act of 1933, as amended.

Item 5. Other Information

Summary Financial Data

The following sets forth summary financial data that has been prepared by the Company without audit. The Company believes the following data should be used as a supplement to the condensed consolidated statements of operations and should be read in conjunction with the Company’s Annual Report on Form 10-K for the year ended December 31, 2010.

 

(In thousands, except per share and statistical data)                         
     Three months ended     Six months ended  
     June 30,     June 30,  
     2011     2010     2011     2010  

Loss from continuing operations before income taxes

   $ (2,535   $ (1,707   $ (6,550   $ (4,995
  

 

 

   

 

 

   

 

 

   

 

 

 

Net loss attributable to common shareholders

   $ (4,478   $ (4,033   $ (8,546   $ (7,411
  

 

 

   

 

 

   

 

 

   

 

 

 

Earnings per share from continuing operations—basic

   $ (0.13   $ (0.10   $ (0.28   $ (0.23
  

 

 

   

 

 

   

 

 

   

 

 

 

Earnings per share from discontinued operations—basic

   $ (0.07   $ (0.08   $ (0.09   $ (0.10
  

 

 

   

 

 

   

 

 

   

 

 

 

Earnings per share—basic

   $ (0.20   $ (0.18   $ (0.37   $ (0.33
  

 

 

   

 

 

   

 

 

   

 

 

 

Earnings per share—diluted

   $ (0.20   $ (0.18   $ (0.37   $ (0.33
  

 

 

   

 

 

   

 

 

   

 

 

 

Adjusted EBITDA (1)

   $ 1,338      $ 2,350      $ 2,277      $ 4,322   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO attributable to common shareholders (2)

   $ (2,189   $ (1,524   $ (3,618   $ (1,826
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO without impairment, a non-cash item (3)

   $ 2,624      $ 3,072      $ 1,644      $ 2,890   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO per share—basic

     (0.10     (0.07     (0.16     (0.08
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO without impairment, a non-cash item, per share—basic

     0.11        0.14        0.07        0.13   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO per share—diluted

     (0.10     (0.07     (0.16     (0.08
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO without impairment, a non-cash item, per share—diluted

     0.11        0.14        0.07        0.13   
  

 

 

   

 

 

   

 

 

   

 

 

 

Net cash flow:

        

Provided by operating activities

   $ 3,735      $ 4,504      $ 2,433      $ 4,594   

Provided by investing activities

   $ 1,667      $ 971      $ 2,914      $ 3,110   

Used in financing activities

   $ (5,171   $ (5,331   $ (5,130   $ (7,568

Weighted average number of shares outstanding for:

        

Calculation of earnings per share and FFO per share—basic and diluted

     22,964        22,412        22,941        22,209   
  

 

 

   

 

 

   

 

 

   

 

 

 

 

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Table of Contents

Part II. OTHER INFORMATION:

 

Item 5. Other Information:

 

     Three months ended     Six months ended  
     June 30,     June 30,  
     2011     2010     2011     2010  

RECONCILIATION OF NET LOSS TO ADJUSTED EBITDA

        

Net loss attributable to common shareholders

   $ (4,478   $ (4,033   $ (8,546   $ (7,411

Interest, including discontinued operations

     2,862        3,075        5,964        6,130   

Income tax benefit, including discontinued operations

     (55     (62     (1,127     (1,168

Depreciation and amortization, including discontinued operations

     2,643        3,012        5,263        6,052   
  

 

 

   

 

 

   

 

 

   

 

 

 

EBITDA

     972        1,992        1,554        3,603   

Noncontrolling interest

     (3     (11     (14     (18

Preferred stock dividends

     369        369        737        737   
  

 

 

   

 

 

   

 

 

   

 

 

 

Adjusted EBITDA (1)

   $ 1,338      $ 2,350      $ 2,277      $ 4,322   
  

 

 

   

 

 

   

 

 

   

 

 

 

RECONCILIATION OF NET LOSS TO FFO

        

Net loss attributable to common shareholders

   $ (4,478   $ (4,033   $ (8,546   $ (7,411

Depreciation and amortization

     2,643        3,012        5,263        6,052   

Net gain on disposition of assets

     (354     (503     (335     (467
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO available to common shareholders (2)

   $ (2,189   $ (1,524   $ (3,618   $ (1,826
  

 

 

   

 

 

   

 

 

   

 

 

 

Impairment

     4,813        4,596        5,262        4,716   
  

 

 

   

 

 

   

 

 

   

 

 

 

FFO without impairment, a non-cash item (3)

   $ 2,624      $ 3,072      $ 1,644      $ 2,890   
  

 

 

   

 

 

   

 

 

   

 

 

 

ADDITIONAL INFORMATION—SAME STORE

        

Average Daily Rate

   $ 51.06      $ 49.22      $ 48.95      $ 47.65   

Revenue Per Available Room

   $ 33.83      $ 34.07      $ 30.01      $ 29.88   

Occupancy

     66.3     69.2     61.3     62.7

 

(1) Adjusted EBITDA is a financial measure that is not calculated in accordance with accounting principles generally accepted in the United States of America (“GAAP”). We calculate Adjusted EBITDA by adding back to net earnings (loss) available to common shareholders certain non-operating expenses and non-cash charges which are based on historical cost accounting and 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, even though Adjusted EBITDA also does not represent an amount that accrues directly to common shareholders. In calculating Adjusted EBITDA, we also add back preferred stock dividends and noncontrolling interests, which are cash charges.

Adjusted EBITDA doesn’t represent cash generated from operating activities determined by GAAP and should not be considered as an alternative to net income, cash flow from operations or any other operating performance measure prescribed by GAAP. Adjusted EBITDA is not a measure of our liquidity, nor is Adjusted EBITDA indicative of funds available to fund our cash needs, including our ability to make cash distributions. Neither does the measurement reflect cash expenditures for long term assets and other items that have been and will be incurred. Adjusted EBITDA may include funds that may not be available for management’s discretionary use due to functional requirements to conserve funds for capital expenditures, property acquisitions, and other commitments and uncertainties. To compensate for this, management considers the impact of these excluded items to the extent they are material to operating decisions or the evaluation of our operating performance. Adjusted EBITDA, as presented, may not be comparable to similarly titled measures of other companies.

 

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Part II. OTHER INFORMATION:

 

(2) FFO is a non-GAAP financial measure. We consider FFO to be a market accepted measure of an equity REIT’s operating performance, which is necessary, along with net earnings (loss), for an understanding of our operating results. FFO, as defined under the National Association of Real Estate Investment Trusts (NAREIT) standards, consists of net income computed in accordance with GAAP, excluding gains (or losses) from sales of real estate assets, plus depreciation and amortization of real estate assets. We believe our method of calculating FFO complies with the NAREIT definition. FFO does not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations, or other commitments and uncertainties. FFO should not be considered as an alternative to net income (loss) (computed in accordance with GAAP) as an indicator of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions. All REITs do not calculate FFO in the same manner; therefore, our calculation may not be the same as the calculation of FFO for similar REITs.

We use FFO as a performance measure to facilitate a periodic evaluation of our operating results relative to those of our peers, who, like us, are typically members of NAREIT. We consider FFO a useful additional measure of performance for an equity REIT because it facilitates an understanding of the operating performance of our properties without giving effect to real estate depreciation and amortization, which assume that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, we believe that FFO provides a meaningful indication of our performance.

 

(3) FFO without impairment, a non-cash item (“FFO without impairment”)

FFO without impairment is a non-GAAP financial measure. As a result of a significant downturn in hotel and lodging fundamentals that took place in 2008 and 2009 and the related decrease in hotel and real estate valuations, we decided that FFO available to common shareholders did not provide all of the information that allows us to better evaluate our operating performance.

To arrive at FFO without impairment, we adjust FFO available to common shareholders, to exclude the following items:

(i) impairment charges of hotel properties that we have sold or expect to sell, included in discontinued operations; and

(ii) impairment charges of hotel properties classified as held for use.

We believe that these items are driven by factors relating to the fundamental disruption in the global financial and real estate markets, rather than factors specific to the company or the performance of our properties or investments.

The impairment charges of hotel properties that were recognized in 2009 and 2010 were primarily based on valuations of hotels, which had declined due to market conditions that we no longer expected to hold for long-term investment, and/or for which we have reduced our prior expected holding periods. In order to enhance liquidity, we have declared certain properties as held for sale and may declare other properties held for sale. To the extent these properties are expected to be sold at a loss, we record an impairment charge when the loss is known. We have recognized certain of these impairment charges over several quarters in 2009 and 2010 and in the first two quarters of 2011, and we believe it is reasonably likely that we will recognize similar charges and recovery in the near future.

However, we believe that as the financial markets stabilize, the potential for impairment charges of our hotel properties will diminish. We believe FFO without impairment provides investors with an additional measure to evaluate our operating performance as we emerge from this period of fundamental disruption in the global financial and real estate markets.

 

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Part II. OTHER INFORMATION:

 

We analyze our operating performance primarily by revenues from our hotel properties, net of operating, administrative and financing expenses which are not directly impacted by short term fluctuations in the market value of our hotel properties. As a result, although these non-cash impairment charges have had a material impact on our financial results and are reflected in our financial statements, the removal of the effects of these items allows us to better understand the core operating performance of our properties.

 

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Part II. OTHER INFORMATION:

 

Item 6. Exhibits

 

Exhibit No.

  

Description

  31.1    Section 302 Certificate of Chief Executive Officer
  31.2    Section 302 Certificate of Chief Financial Officer
  32.1    Section 906 Certifications of Chief Executive Officer and Chief Financial Officer
101.1    The following materials from the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2011, formatted in XBRL (eXtensible Business Reporting Language): (i) the Condensed Consolidated Balance Sheets, (ii) the Condensed Consolidated Statements of Operations, (iii) the Condensed Consolidated Statements of Cash Flows and (iv) Notes to Condensed Consolidated Financial Statements

 

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Supertel Hospitality, Inc., and Subsidiaries

 

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.

 

SUPERTEL HOSPITALITY, INC.
By:   /s/ Kelly A. Walters
  Kelly A. Walters
  President and Chief Executive Officer

Dated this 10th day of August, 2011

By:   /s/ Corrine L. Scarpello
  Corrine L. Scarpello
  Chief Financial Officer and Secretary

Dated this 10th day of August, 2011

 

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Supertel Hospitality, Inc., and Subsidiaries

 

Exhibits

 

Exhibit No.

  

Description

31.1    Section 302 Certificate of Chief Executive Officer
31.2    Section 302 Certificate of Chief Financial Officer
32.1    Section 906 Certifications of Chief Executive Officer and Chief Financial Officer
101.1    The following materials from the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2011, formatted in XBRL (eXtensible Business Reporting Language): (i) the Condensed Consolidated Balance Sheets, (ii) the Condensed Consolidated Statements of Operations, (iii) the Condensed Consolidated Statements of Cash Flows and (iv) Notes to Condensed Consolidated Financial Statements

 

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