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Section 1: 8-K (8-K)

8-K

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, DC 20549

 

 

FORM 8-K

 

 

CURRENT REPORT

PURSUANT TO SECTION 13 OR 15(D)

OF THE SECURITIES EXCHANGE ACT OF 1934

November 7, 2017

Date of report (Date of earliest event reported)

 

 

Condor Hospitality Trust, Inc.

(Exact Name of Registrant as Specified in Its Charter)

 

 

Maryland

(State or Other Jurisdiction of Incorporation)

 

1-34087   52-1889548
(Commission File Number)   (IRS Employer Identification No.)

4800 Montgomery Lane, Suite 220

Bethesda, Maryland

  20814
(Address of Principal Executive Offices)   (Zip Code)

(402) 371-2520

(Registrant’s Telephone Number, Including Area Code)

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

 

 

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

 

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

 

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

 

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

 

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

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

Emerging growth company  ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.  ☐

 

 

 


Item 7.01. Regulation FD Disclosure.

Condor Hospitality Trust, Inc. (the “Company”) is furnishing as Exhibit 99.1 a slide presentation concerning the Company that may be used at future Company presentations, and that will also be posted on the Company website www.condorhospitality.com under “Investors – Presentations.”

Exhibit 99.1 is being furnished in accordance with Regulation FD of the Securities and Exchange Commission.

The information in this Item 7.01 is being furnished and shall not be deemed “filed” for the purpose of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liabilities of that section. The information in this Item 7.01 shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act of 1933, as amended.

 

Item 9.01. Financial Statements and Exhibits.

(d) Exhibits.

 

99.1    Slide Presentation


SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

    Condor Hospitality Trust, Inc.
Date: November 7, 2017     By:   /s/ Jonathan J. Gantt
    Name:   Jonathan J. Gantt
    Title:   Chief Financial Officer & Senior Vice President
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Section 2: EX-99.1 (EX-99.1)

EX-99.1

Slide 0

Condor Hospitality Trust, Inc. Investor Presentation | November 2017 NYSE AMERICAN: CDOR Exhibit 99.1


Slide 1

Safe Harbor Statement All statements included in this presentation, other than statements of historical fact, are or may be deemed to be “forward-looking statements” within the meaning of the safe harbor provisions of the U.S. Private Securities Litigation Reform Act of 1995. Forward-looking statements can be identified by words such as “anticipate,” “intend,” “plan,” “goal,” “seek,” “believe,” “project,” “estimate,” “expect,” “strategy,” “future,” “likely,” “may,” “should,” “will” and similar references to future periods. Forward-looking statements are neither historical facts nor assurances of future performance. Instead, they are based only on our current beliefs, expectations, and assumptions regarding the future of our business, future plans and strategies, projections, anticipated events and trends, the economy, and other future conditions. Because forward-looking statements relate to the future, they are subject to inherent uncertainties, risks, and changes in circumstances that are difficult to predict and many of which are outside of our control. Our actual results and financial condition may differ materially from those indicated in the forward-looking statements. In light of these uncertainties, the events anticipated by our forward-looking statements might not occur and we caution you not to place undue reliance on any of our forward-looking statements. Important factors that could cause our actual results and financial condition to differ materially from those indicated in any forward-looking statements are discussed under the heading “Risk Factors” in our publicly available reports filed with the Securities and Exchange Commission. Investor Inquiries Jonathan J. Gantt Chief Financial Officer & Senior Vice President T: 301.861.3305 E: jgantt@trustcondor.com Cover Images Aloft | Atlanta, GA


Slide 2

November 2017 Update


Slide 0

Condor is a Self-Administered Lodging REIT with a Differentiated Investment Strategy 3 Mission Provide to our shareholders attractive total returns for the lodging sector through disciplined investment in high-quality select-service, limited-service, extended stay, and compact full-service hotels and intensive asset management to achieve enhanced results 4 years Average Age(2) Bethesda, MD Corporate Headquarters 7.7% Dividend Yield(1) 2,247 Guestrooms Market capitalization and dividend yield based on closing share price of $10.13 on October 31, 2017 and annualized most recent quarterly dividend; market capitalization based on 11,679,209 common shares outstanding as of October 31, 2017 Represents average age of Premium Portfolio hotels Percent of YTD same-store Hotel EBITDA for Premium Portfolio Hotels and Legacy Held for Use (includes our 80% share of the Atlanta Aloft JV, operating results for certain hotels for periods prior to our ownership, and assumes that all hotels were owned as of the beginning of 2017) Peer RevPAR growth is an average of a subset of our select-service public primary peers from company documents (see slide 9 for our primary peers); Smith Travel Research US lodging industry RevPAR growth as reported on Hotel News Now $118 M(1) Equity Market Cap Note: Please see our reconciliation of non-GAAP measures in Appendix C of this presentation Majority of Same-Store Hotel EBITDA Derived from High-Quality Select-Service(3) 95% Premium Select-Service 19 Hotels 9 States YTD 2017 Same-Store RevPAR Substantially Outperforming Peers and STR(4) Premium Portfolio [13] 2 Hotels Under Purchase Contract [1] Hotels Located in Attractive, High-Growth Markets Note: Legacy Assets not shown YTD RevPAR Growth More than 2x National Average 2 Legacy HFU


Slide 4

Condor Presents a Compelling Investment Opportunity Execution of Strategy Producing Outperformance [Slide 5] Continued execution of strategy with completion of stated objectives Third consecutive quarter of same-store RevPAR growth greater than peers and national average with 5.8% YTD growth vs. STR’s 2.7% growth Margins for acquired hotels nearly 40% and expanding Differentiated Investment Thesis [Slide 6] Exclusive focus on high-quality, newer select-service hotels Emphasis on premium brands: Marriott, Hilton, IHG, and Hyatt flags Primarily focused on top 100 MSAs, particularly MSAs 20 – 60 Proven Ability to Execute Acquisition Strategy [Slide 7-8] Closed ~$240 million since Oct 2015 representing 1,593 rooms Robust acquisition pipeline of over $300 million in target markets Clearly defined investment criteria resulting in high-quality portfolio Multiple 3rd Party Managers with attractive, non-captive agreements Highly Attractive Dividend Yield [Slide 9] Appealing annualized dividend representing a yield of 7.7%(1) Dividend yield provides solid return as Condor builds scale Dividend is well-covered, representing only ~69% AFFO payout ratio(2) Growth-Oriented, Scalable Platform [Slide 10] Platform and team in place to increase scale and portfolio size Healthy debt profile with capacity to support acquisitions Growth-oriented capital structure to support scaling of portfolio Management fully aligned with shareholders: CEO owns >$2M(3) Note: Please see our reconciliation of non-GAAP measures in Appendix C of this presentation Dividend yield based on closing share price of $10.13 on October 31, 2017 and annualized most recent quarterly dividend Earnings in 3Q17 per diluted share was ($0.11); Coverage based on 3Q17 AFFO per diluted share of $0.28 Includes restricted stock grants; additionally the CEO has an incentive plan that grants in excess of $4 million based substantially upon increases in future stock price


Slide 1

5 Continued Execution of Stated Strategy Driving Outperformance Successful Completion of Key Objectives Same-store Hotel EBITDA Margins nearly 40% with 50 bps increase year-over-year in third quarter Three Consecutive Quarters of RevPAR Outperformance(1,2,3) ~$132 million of high-quality, Marriott- and Hilton-branded assets acquired in 2017 Closed seven legacy hotel sales year-to-date with four additional assets listed as held for sale and one under contract Closed $150M credit facility upsize in April 2017 with new banking partner, Bank of Montreal, contributing $50M Peer RevPAR growth is an average of a subset of our select-service public primary peers pulled from company documents (see slide 9 for our primary peers); Smith Travel Research US lodging industry RevPAR growth as reported on Hotel News Now. Condor’s same-property new investment platform RevPAR growth reflects the performance of hotels during the entire period, regardless of our ownership during the period presented. Results for the hotels for periods prior to our ownership were provided to us by prior owners and have not been adjusted by us. The performance metrics for the hotel acquired through our Atlanta JV reflect 100% of the operating results of the property, including our interest and the interest of our partner. Condor RevPAR growth excludes the Residence Inn Austin. 1Q17: Excludes Condor’s ownership of the Home2 Suites Memphis-Southaven and the Hampton Inn & Suites Lake Mary; 2Q17: Includes Condor’s ownership of the Home2 Suites Memphis-Southaven and the Hampton Inn & Suites Lake Mary; 3Q17: Includes Condor’s ownership of the Fairfield Inn and Suites El Paso but excludes the Residence Inn Austin Average age and Percentage of Keys by MSA calculated from SNL Financial and company filings Note: Please see our reconciliation of non-GAAP measures in Appendix C of this presentation Portfolio Average Age in Years(4) Percentage of Keys by MSA Ranking(4) Differentiated, High-Quality Portfolio Delivered 5.8% same-store RevPAR growth YTD in 2017 for the Premium Portfolio hotels, more than 2x STR national RevPAR growth Condor Peers STR Refinanced $25M of floating rate debt on three new investment platform hotels to an effective fixed rate of 4.44% for five year term 1Q17 2Q17 3Q17


Slide 6

~62% of new room supply concentrated in only the top 20 markets(1,2) 5.7% average room supply growth in the top 20 lodging markets as compared to only 4.0% in markets ranked 21-60 (1)(2) Secondary markets substantially less affected by alternative lodging platforms like Airbnb Slower Supply Growth in Targeted Secondary Markets Upscale and upper-midscale chain scales forecasted to grow at compounded annual growth rates of 5.5% and 4.6%, respectively, through 2021(1) “Next generation” millennial travelers embracing lifestyle select-service brands such as Aloft and Home2 Suites Strong Demand Growth for Premium Select-Service Less competition because peers focused on top 20 markets Select-service assets provide higher going-in cap rates and higher EBITDA margins resulting in (1) less volatility across cycles, (2) stable cash-on-cash yields and (3) less reliance on cap rate compression to drive investment returns Minimal Competition Enables Accretive Valuations Expect Premium Select-Service in Secondary Lodging Markets to Drive Outsized Returns Differentiated Investment Thesis Will Continue to Drive Outperformance Source: CBRE Hotel’s Americas Research, STR, Q4 2016 Lodging markets ranked by CBRE as of Q4 2016 Closed / Under Contract Acquisitions Meet Well-Defined Investment Criteria Operates under leading premium franchise brands including Marriott, Hilton, Intercontinental, and Hyatt Top 100 MSAs with focus on 21-60 MSAs; Located in submarket sites with barriers to entry and reduced threat from new supply Multiple 3rd Party Managers with attractive, non-captive agreements Market exhibits favorable economic characteristics, specifically positive job and population growths Less than 10 years old or significantly renovated since 2012 to all current brand standards, which greatly minimizes required PIP investment Substantial time remaining on existing franchise license


Slide 7

Over $300 million of premium branded select-service assets under consideration that represent the top four hotel franchises with an average age of less than 10 years Acquired / Under Contract Pipeline Hotel Indigo Atlanta, GA Rooms: 142 Acquired: October 2015 SpringHill Suites San Antonio, TX Rooms: 116 Acquired: October 2015 Aloft Atlanta, GA Rooms: 254 Acquired: August 2016 Aloft Leawood, KS Rooms: 156 Acquired: December 2016 Assembling Highest-Quality Portfolio of Select-Service Assets in Secondary Markets Proven Ability to Execute Acquisition Strategy with Robust Pipeline Excludes Hilton Garden Inn Solomons asset which was acquired under previous management team Hampton Inn Lake Mary, FL Rooms: 130 Acquired: June 2017 ~$260 million acquired or under contract since October 2015 representing 1,715 rooms (1) Home2 Suites Tallahassee, FL Rooms: 132 Acquired: March 2017 Home2 Suites Southaven, MS Rooms: 105 Acquired: April 2017 Home2 Suites Lexington, KY Rooms: 103 Acquired: March 2017 Home2 Suites Round Rock, TX Rooms: 91 Acquired: March 2017 Courtyard Jacksonville, FL Rooms: 120 Acquired: October 2015 Fairfield Inn & Suites El Paso, TX Rooms: 124 Acquired: August 2017 Residence Inn Austin, TX Rooms: 120 Acquired: August 2017 TownePlace Suites Austin, TX Rooms:122 Acquired: Expected 1Q18 Under Contract Note: See Appendix A for case studies


Slide 8

Attractive Third Party Management Agreements Closed / Under Contract Acquisitions Meet Well-Defined Investment Criteria Unlike many of our peers, Condor has no captive management company and all contracts are fully arms-length Our third-party management agreements include highly attractive management terms: Typical structure is 3% base revenue fee with 2% incentive fee based on operating performance tied to unleveraged yield on investment Three-year term with two one-year extension options General termination rights include: Upon Sale of an Asset: 2x the monthly average TTM management fee prior to sale Upon Performance Failure: No termination fee Upon Arbitrary Decision of Condor: Termination fee equal to lesser of (a) 50% of TTM management fee; or (b) 50% of TTM average base fee times the number of months remaining in term Strong Relationships with Multiple High-Quality Management Companies


Slide 9

Attractive Dividend Yield Highest in Public Company Lodging Industry Dividend Yield Very Attractive Compared to Peers and Index Averages(2) Source: SNL Financial, Bloomberg and company filings; Market data as of October 31, 2017 7.7% dividend yield provides solid returns as Condor adds scale Dividend is well-covered, representing a ~69% payout ratio on 3Q17 AFFO per share(1) Condor Hospitality Trust Primary Peers Lodging Peers Key Indices Earnings in 3Q17 per diluted share was ($0.11); Coverage based on 3Q17 AFFO per diluted share of $0.28 Dividend yields are based on current dividend annualized Note: Please see our reconciliation of non-GAAP measures in Appendix C of this presentation


Slide 2

Growth-Oriented, Scalable Platform Poised to Create Shareholder Value Healthy Debt Profile with Low Weighted-Average Cost of Debt Share count and debt balances reflect October 31, 2017; debt balance includes IRSA convertible debt of $1.0M Excludes partner’s 20% interest in the Atlanta Aloft JV debt Debt balances and LOC capacity as of October 31, 2017; chart excludes IRSA convertible debt of $1.0M as well as partner’s 20% share of Atlanta Aloft JV debt 10 Attractive Maturity Profile with Capacity to Support Growth ($M)(3) Platform, management team, and G&A in place to dramatically increase scale Healthy debt profile with $150M credit facility which has the ability to increase to $400M contingent upon additional lender commitments Additional liquidity available in capital recycling of four HFS legacy assets representing $7.3M of FY2016 revenues; Expectation is to achieve 2.5x to 3.0x gross revenue multiple for remaining asset sales Management fully aligned with shareholders: CEO purchased $0.75M of the 2017 $51M public offering increasing his shares purchased to $1.25M; with restricted stock grants his ownership exceeds $2M Additionally CEO’s incentive plan grants in excess of $4M based substantially upon increases in future stock price Enterprise Value Approaching $300M Healthy Capital Structure to Support Scale


Slide 11

Appendix A | Case Studies


Slide 12

Case Study | Peachtree Portfolio Acquisition Atlanta ranks as the 9th largest MSA and benefits directly from a diversity of industries: tech, government, healthcare, and manufacturing ATL airport traffic has been consistent and is showing signs of growth Airport is slated for $1B in upgrades over the next 8 years, including a possible sixth runway to accommodate more air/cargo traffic New $100M Porsche plant and HQ is under construction nearby; AMZN plans for a 300ksf distribution center 3 miles from airport Courtyard Jacksonville Flagler Center is located close to several large demand generators: 1.4 million square foot Flagler Center Baptist Medical Center South Citi card processing headquarters Renovated its guestroom soft goods, updated its lobby restaurant, and painted its exterior from November 2013 – March 2014 Features one of the most up‐to‐date hotel products in the competitive lodging market Acquisition Date: 10/2/2015 Flag / Brand: Hotel Indigo / IHG Rooms: 142 Year Built: 2010 Last Renovation: N/A MSA Ranking: 9 3Q17 ADR: $100.78 3Q17 Occupancy: 76.6% 3Q17 RevPAR: $77.20 Acquisition Date: 10/2/2015 Flag / Brand: Courtyard / Marriott Rooms: 120 Year Built: 2007 Last Renovation: 2014 MSA Ranking: 40 3Q17 ADR: $111.02 3Q17 Occupancy: 72.5% 3Q17 RevPAR: $80.48 Hotel Indigo Atlanta | 1776 Harvard Avenue Courtyard Jacksonville | 14402 Old St. Augustine Rd. Located in the 7th largest city by population and the 25th largest MSA in the nation San Antonio economy benefits from a prime location near the Mexican border, Austin, Dallas and Houston Recent conversion to a SpringHill Suites dramatically improves occupancy and daily rates Nearby downtown and Riverwalk areas have benefitted from significant growth in new housing developments and will continue to expand Springhill Suites San Antonio | 524 S Saint Mary’s St. Acquisition Date: 10/1/2015 Flag / Brand: SpringHill Suites / Marriott Rooms: 116 Year Built: 1997 Last Renovation: 2014 MSA Ranking: 24 3Q17 ADR: $120.28 3Q17 Occupancy: 77.7% 3Q17 RevPAR: $93.49


Slide 13

Case Study | Individual Hotel Acquisitions Acquired for $170K per key, nearby select-service hotels have sold for >$225K per key, valuing the Aloft at $14M more than it was acquired for Excellent location, situated in downtown Atlanta within walking distance to major demand generators; New product after $25M renovation in 2014 Surrounded by diverse demand generators including Georgia World Congress Center, Centennial Olympic Park, and Georgia Aquarium Atlanta is paced to exceed its room night target, driven by significant convention business Among the newest product in Leawood / Overland Park, a submarket of Kansas City Excellent location in the Park Place Village development, surrounded by office park, residential, retail, and a convention center Walkable amenities in Park Place Village including fine dining, brewery, luxury retailers, and a movie theater Demand drivers by major businesses in the area including IBM, Samsung, Sprint, Eriksson, and Black and Veatch Aloft Downtown Atlanta | 300 Spring St. NW Aloft Leawood / Kansas City | 11620 Ash St. Acquisition Date: 8/22/2016 Flag / Brand: Aloft / Marriott Rooms: 254 Year Built: 1982 Last Renovation: 2014 MSA Ranking: 9 3Q17 ADR: $142.37 3Q17 Occupancy: 77.4% 3Q17 RevPAR: $110.23 Acquisition Date: 12/14/2016 Flag / Brand: Aloft / Marriott Rooms: 156 Year Built: 2009 Last Renovation: NA MSA Ranking: 30 3Q17 ADR: $125.95 3Q17 Occupancy: 86.8% 3Q17 RevPAR: $109.32 Hampton Inn & Suites Lake Mary | 850 Village Oak Ln. Acquisition Date: 6/19/2017 Flag / Brand: Hampton Inn / Hilton Rooms: 130 Year Built: 2003 Last Renovation: 2016 MSA Ranking: 23 3Q17 ADR: $110.99 3Q17 Occupancy: 80.1% 3Q17 RevPAR: $88.89 Recent renovation included all guestrooms and public spaces Located within Colonial Townpark, a mixed-use development with 825k sf of class A office, a 450-unit apartment complex, retail, and a 12-screen movie theatre Demand drivers include AIG, Symantec, Wells Fargo, AT&T, AAA, Verizon, Convergys, Chase, Digital Risk and Fiserv Lake Mary is a major commerce hub with a $13.4 billion technology industry employing 53,000 people


Slide 14

Case Study | Vista Portfolio Acquisition Located in Florida’s state capitol with diverse demand generators Diverse and substantial demand generators include: the IRS, Florida State University, Florida A&M, Tallahassee Memorial Healthcare, Capital Regional Medical Center, AT&T, and multiple state agency headquarters Centered in a mixed-use development featuring major food/retail outlets and is three miles from FSU’s football stadium Home2 Suites Tallahassee | 219 S. Magnolia Drive Acquisition Date: 3/24/2017 Flag / Brand: Home2 Suites / Hilton Rooms: 132 Year Built: 2015 MSA Ranking: 140 3Q17 ADR: $120.99 3Q17 Occupancy: 80.5% 3Q17 RevPAR: $97.35 Located in the NW corner of MS, Southaven has experienced a 40% increase in population over the last ten years and boasts the state’s highest median income Demand generators include Baptist Memorial Hospital, AutoZone, FedEx, Future Electronics, Siemens, and Terex Distribution Southaven location off I-55 allows for quick access to downtown Memphis, Graceland, and Memphis International Airport Home2 Suites Southaven | 6750 Southcrest Pkwy Acquisition Date: 4/14/2017 Flag / Brand: Home2 Suites / Hilton Rooms: 105 Year Built: 2013 MSA Ranking: 42 3Q17 ADR: $117.70 3Q17 Occupancy: 91.5% 3Q17 RevPAR: $107.67 Located just off State Highway 27, the main north-south connector between downtown Lexington and the Beltway Major demand generators include the University of Kentucky (~30,000 students) and regional medical centers (~1,000 hospital beds), including UK Medical Center and Saint Joseph’s Healthcare, and various horseracing venues including Keeneland Race Track The University of Kentucky has invested $2B in new facilities in the past five years with $4B more planned Home2 Suites Lexington | 126 E. Lowry Lane Acquisition Date: 3/24/2017 Flag / Brand: Home2 Suites / Hilton Rooms: 103 Year Built: 2015 MSA Ranking: 106 3Q17 ADR: $112.21 3Q17 Occupancy: 89.6% 3Q17 RevPAR: $100.55 Located within La Frontera, a large, master-planned center with multi-tenant offices, 1M SF of retail, three apartment buildings, and a medical rehab hospital Primary demand generators include: Wayne Fueling Systems, Emerson Processing Center, Old Settlers Park, Farmers Insurance, Thermo Fisher Scientific, and Houghton Mifflin Harcourt building with 100K SF of class A office space Home2 Suites Round Rock | 1000 W. Louis Henna Blvd. Acquisition Date: 3/24/2017 Flag / Brand: Home2 Suites / Hilton Rooms: 91 Year Built: 2015 MSA Ranking: 31 3Q17 ADR: $112.29 3Q17 Occupancy: 82.0% 3Q17 RevPAR: $92.03


Slide 15

Case Study | Bedford Portfolio Acquisition El Paso area is home to 70 Fortune 500 companies making the region the 4th-largest manufacturing center on the continent; diverse demand generators include Western Refining, Exxon Mobil, Eureka, Leviton, Hoover, Boeing, and Delphi Adjacent to the El Paso International Airport, a gateway to West Texas, New Mexico, and Northern Mexico, serving 2.8 million passengers per year via five airlines El Paso is considered the medical hub of West Texas and Southern New Mexico with numerous medical centers As a percentage, Austin grew faster than all other large metros in the U.S. during 4 of the past 5 according to the U.S. Census Bureau; major demand generators include State Capitol business, SXSW film/music/tech festival, Austin City Limits music festival, Circuit of the Americas, and University of Texas among others Austin has received 465 corporate relocations since 2004 and boasts a booming tech job base ABIA is one of the country’s fastest growing airports. From 2012 to 2016, total passengers at the airport increased 32% to 12.4 million Fairfield Inn & Suites El Paso Airport | 6611 Edgemere Blvd. Residence Inn Austin Airport | 3201 Caseybridge Ct. Acquisition Date: 8/31/2017 Flag / Brand: Fairfield Inn & Suites / Marriott Rooms: 124 Year Built: 2011 Last Renovation: NA MSA Ranking: 68 3Q17 ADR: $105.23 3Q17 Occupancy: 70.1% 3Q17 RevPAR: $73.77 Acquisition Date: 8/31/2017 Flag / Brand: Residence Inn / Marriott Rooms: 120 Year Built: 2016 Last Renovation: NA MSA Ranking: 31 3Q17 ADR: $121.20 3Q17 Occupancy: 76.0% 3Q17 RevPAR: $92.07 TownePlace Suites Austin North Tech Ridge | 12427 Tech Ridge Blvd. Acquisition Date: Expected 1Q18 Flag / Brand: TownePlace Suites / Marriott Rooms: 122 Year Built: 2017 Last Renovation: NA MSA Ranking: 31 2016 ADR: Unopened 2016 Occupancy: Unopened 2016 RevPAR: Unopened Located in Austin’s burgeoning Tech Ridge region, the home to Austin’s premier tech campuses Since 2015, over 1.7 million SF of Class A office has been delivered within a five-miles radius of the Property. The area continues to attract notable firms such as Dell, Samsung, General Motors, and Charles Schwab Newest hotel in the competitive set. Additionally, the TownePlace Suites brand benefits from its Marriott affiliation, averaging 110% RevPAR penetration across its North American portfolio


Slide 16

Appendix B | Asset List


Slide 17

Condor Portfolio Owned 80% by Condor HFS indicates the asset is currently marketed for sale; it is anticipated that the Creston Super 8 will also be held for sale prior to the end of 2017. These classifications are current as announced in the earnings release dated November 6, 2017.


Slide 18

Current Portfolio Distribution by Market and Flag Represents YTD proforma hotel EBITDA as if we had owned all new investment platform hotels for the entire period; only our share of the Atlanta Aloft is included in the Hotel EBITDA percentages


Slide 19

Appendix C | Non-GAAP Reconciliation


Slide 20

Funds From Operations (“FFO”) and Adjusted Funds From Operations (“AFFO”) We calculate FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”), which defines FFO as net earnings or loss computed in accordance with GAAP, excluding gains or losses from sales of real estate assets, impairment, and the depreciation and amortization of real estate assets. FFO is calculated both for the Company in total and as FFO attributable to common shares and partnership units, which is FFO reduced by preferred stock dividends. AFFO is FFO attributable to common shares and partnership units adjusted to exclude items we do not believe are representative of the results from our core operations, including non-cash gains or losses on derivatives and convertible debt, stock-based compensation expense, amortization of certain fees, losses on debt extinguishment, and in-kind dividends above stated rates, and cash charges for acquisition and equity transaction costs. All REITs do not calculate FFO and AFFO in the same manner; therefore, our calculation may not be the same as the calculation of FFO and AFFO for similar REITs.   We consider FFO to be 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 assumes 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. We believe that AFFO provides useful supplemental information to investors regarding our ongoing operating performance that, when considered with net income and FFO, is beneficial to an investor’s understanding of our operating performance. We present AFFO per common share and partnership unit because our partnership units are redeemable for common shares.  We believe it is meaningful for the investor to understand AFFO applicable to common shares and partnership units.


Slide 21

Non-GAAP Reconciliation: Condor Hospitality Trust, Inc. FFO and AFFO The following table reconciles net earnings (loss) to FFO and AFFO for the three and nine months ended September 30, 2017 and 2016 (in thousands). All amounts presented include both continuing and discontinued operations as well as our portion of the results of our unconsolidated Atlanta JV.


Slide 22

Earnings Before Interest, Taxes, Depreciation, and Amortization (“EBITDA”), Adjusted EBITDA, and Hotel EBITDA We calculate EBITDA and Adjusted EBITDA by adding back to net earnings or loss certain non-operating expenses and certain non-cash charges which are based on historical cost accounting that we believe may be of limited significance in evaluating current performance. We believe these adjustments can help eliminate the accounting effects of depreciation and amortization and financing decisions and facilitate comparisons of core operating profitability between periods. In calculating EBITDA, we add back to net earnings or loss interest expense, loss on debt extinguishment, income tax expense, and depreciation and amortization expense. In calculating Adjusted EBITDA, we adjust EBITDA to add back net gain/loss on disposition of assets, acquisition and terminated transactions expense, and equity transactions expense, which are cash charges. We also add back impairment, stock –based compensation expense, and gain/loss on derivatives and convertible debt, which are non-cash charges. EBITDA and Adjusted EBITDA, as presented, may not be comparable to similarly titled measures of other companies.   We believe EBITDA and Adjusted EBITDA to be useful additional measures of our operating performance, excluding the impact of our capital structure (primarily interest expense), our asset base (primarily depreciation and amortization expense), and other items we do not believe are representative of the results from our core operations.   The Company further excludes general and administrative expenses, other non-operating income or expense, and certain hotel and property operations expenses that are not allocated to individual properties in assessing hotel performance (primarily certain general liability and other insurance costs, land lease costs, and office and banking fees) from Adjusted EBITDA to calculate Hotel EBITDA. Hotel EBITDA, as presented, may not be comparable to similarly titled measures of other companies.   Hotel EBITDA is intended to isolate property level operational performance over which the Company’s hotel operators have direct control. We believe Hotel EBITDA is helpful to investors as it better communicates the comparability of our hotels’ operating results for all of the Company’s hotel properties and is used by management to measure the performance of the Company’s hotels and the effectiveness of the operators of the hotels.


Slide 23

Non-GAAP Reconciliation: Condor Hospitality Trust, Inc. EBITDA, Adjusted EBITDA, and Hotel EBITDA The following table reconciles net earnings (loss) to EBITDA, Adjusted EBITDA, and Hotel EBITDA for the three and nine months ended September 30, 2017 and 2016 (in thousands). All amounts presented include both continuing and discontinued operations as well as our portion of the results of our unconsolidated Atlanta JV.


Slide 24

Non-GAAP Reconciliation: Condor Hospitality Trust, Inc. EBITDA, Adjusted EBITDA, and Hotel EBITDA The following tables present our same-store revenue, Hotel EBITDA, and Hotel EBITDA margin broken down by property type for the three and nine months ended September 30, 2017 and 2016 (in thousands) and reconcile these same-store measures to total revenue and Hotel EBITDA as presented above. Same-store results include all our hotels owned at September 30, 2017, with the exception of the Residence Inn Austin which was opened on August 3, 2016 (no prior period results available) and reflect the performance of these hotels during the entire period, regardless of our ownership during the period presented. Results for the hotels for periods prior to our ownership were provided to us by prior owners and have not been adjusted by us or audited or reviewed by our independent auditors. All amounts presented include both continuing and discontinued operations as well as our portion of the results of our unconsolidated Atlanta JV. Results for periods prior to the Company’s ownership have not been included in the Company’s actual consolidated financial statements and are included here only for comparison purposes. Note: The HFU and HFS categories reflect the classification of these hotels as of September 30, 2017


Slide 25

Condor Hospitality Trust, Inc. Operating Performance Metrics The following tables present our same-store occupancy, ADR, and RevPAR for all our hotels owned at September 30, 2017, with the exception of the Residence Inn Austin which was opened on August 3, 2016 (no prior period results available). Same-store occupancy, ADR, and RevPAR reflect the performance of hotels during the entire period, regardless of our ownership during the period presented. Results for the hotels for periods prior to our ownership were provided to us by prior owners and have not been adjusted by us or audited or reviewed by our independent auditors. The performance metrics for the hotel acquired through our Atlanta JV, also presented below, reflect 100% of the operating results of the property, including our interest and the interest of our partner. Note: The HFU and HFS categories reflect the classification of these hotels as of September 30, 2017 Excluded from the Total new investment platform calculation because the hotel was not operational for the entirety of the three months ended September 30, 2016

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