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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 8-K/A
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of Earliest Event Reported):June 4, 2010
PEBBLEBROOK HOTEL TRUST
(Exact name of registrant as specified in its charter)
         
Maryland   001-34571   27-1055421
         
(State or other jurisdiction
of incorporation)
  (Commission
File Number)
  (I.R.S. Employer
Identification No.)
     
2 Bethesda Metro Center, Suite
1530, Bethesda, Maryland
  20814
     
(Address of principal executive offices)   (Zip Code)
Registrant’s telephone number, including area code: (240) 507-1300
Not Applicable
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:
o   Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
o   Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
o   Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
o   Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
 
 

 


 

This Form 8-K/A amends and supplements each of the Registrant’s following Forms 8-K, (i) Form 8-K filed on June 10, 2010 reporting the acquisition of the Doubletree Bethesda Hotel and Executive Meeting Center, (ii) Form 8-K filed on June 25, 2010 reporting the acquisition of the Sir Francis Drake Hotel, and (iii) Form 8-K filed on July 1, 2010 reporting the acquisition of the InterContinental Buckhead Hotel, to include the historical financial statements and unaudited pro forma financial information required by Item 9.01(a) and (b).
Item 9.01. Financial Statements and Exhibits.
(a) Financial statements of businesses acquired.
         
Doubletree Bethesda Hotel and Executive Meeting Center
       
Independent Auditors’ Report
       
Balance Sheets as of March 31, 2010 (unaudited), December 31, 2009 and 2008
       
Statements of Operations for the three months ended March 31, 2010 and 2009 (unaudited) and for the years ended December 31, 2009 and 2008
       
Statements of Owner’s Equity in Hotel for the years ended December 31, 2009 and 2008 and the three months ended March 31, 2010 (unaudited)
       
Statements of Cash Flows for the three months ended March 31, 2010 and 2009 (unaudited) and for the years ended December 31, 2009 and 2008
       
Notes to Financial Statements
       
 
       
Sir Francis Drake Hotel
       
Independent Auditors’ Report
       
Balance Sheets as of March 31, 2010 (unaudited), December 31, 2009 and 2008
       
Statements of Operations for the three months ended March 31, 2010 and 2009 (unaudited) and for the years ended December 31, 2009 and 2008
       
Statements of Owner’s Equity in Hotel for the years ended December 31, 2009 and 2008 and the three months ended March 31, 2010 (unaudited)
       
Statements of Cash Flows for the three months ended March 31, 2010 and 2009 (unaudited) and for the years ended December 31, 2009 and 2008
       
Notes to Financial Statements
       
 
       
InterContinental Buckhead Hotel
       
Independent Auditors’ Report
       
Balance Sheets as of March 31, 2010 (unaudited), December 31, 2009 and 2008
       
Statements of Operations for the three months ended March 31, 2010 and 2009 (unaudited) and for the years ended December 31, 2009 and 2008
       
Statements of Owner’s Equity in Hotel for the years ended December 31, 2009 and 2008 and the three months ended March 31, 2010 (unaudited)
       
Statements of Cash Flows for the three months ended March 31, 2010 and 2009 (unaudited) and for the years ended December 31, 2009 and 2008
       
Notes to Financial Statements
       
(b) Unaudited pro forma financial information.
Pebblebrook Hotel Trust

 


 

Unaudited Pro Forma Consolidated Balance Sheet as of March 31, 2010
Unaudited Pro Forma Consolidated Statement of Operations for the three months ended March 31, 2010
Unaudited Pro Forma Consolidated Statement of Operations for the year ended December 31, 2009
(d) Exhibits
     
Exhibit    
Number   Exhibit Description
10.1
  Purchase and Sale Agreement (Doubletree Bethesda Hotel and Executive Meeting Center)
 
10.2
  Purchase and Sale Agreement (Sir Francis Drake Hotel)
 
10.3
  Purchase and Sale Agreement (InterContinental Buckhead Hotel)

 


 

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.
         
  PEBBLEBROOK HOTEL TRUST
 
 
July 12, 2010  By:   /s/ Raymond D. Martz    
    Name:   Raymond D. Martz   
    Title:   Executive Vice President,
Chief Financial Officer, Treasurer and Secretary
 
 
 

 


 

Exhibit Index
     
Exhibit    
Number   Exhibit Description
10.1
  Purchase and Sale Agreement (Doubletree Bethesda Hotel and Executive Meeting Center)
 
10.2
  Purchase and Sale Agreement (Sir Francis Drake Hotel)
 
10.3
  Purchase and Sale Agreement (InterContinental Buckhead Hotel)

 


 

Independent Auditors’ Report
The Manager of
Doubletree Bethesda Hotel and Executive Meeting Center:
We have audited the accompanying balance sheets of Doubletree Bethesda Hotel and Executive Meeting Center (the “Hotel”) as of December 31, 2009 and 2008, and the related statements of operations, owner’s equity in Hotel, and cash flows for the years then ended. These financial statements are the responsibility of the Hotel’s management. Our responsibility is to express an opinion on these financial statements based on our audits.
We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Hotel’s internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of the Hotel as of December 31, 2009 and 2008, and the results of its operations and its cash flows for the years then ended in conformity with U.S. generally accepted accounting principles.
/s/ KPMG, LLP

McLean, Virginia
July 9, 2010

 


 

DOUBLETREE BETHESDA HOTEL AND EXECUTIVE MEETING CENTER
Balance Sheets
                         
    March 31,      
    2010     December 31,  
    (Unaudited)     2009     2008  
Assets
Cash
  $ 190,387     $ 826,027     $ 339,634  
Restricted cash
    1,029,501       685,181       1,146,210  
Accounts receivable, net
    1,267,991       691,503       868,403  
Reserve funds
    281,889       167,766       740,860  
Prepaid expenses and other current assets
    399,573       442,600       448,797  
 
                 
Total current assets
    3,169,341       2,813,077       3,543,904  
 
                       
Property and equipment, at cost
    66,122,023       65,972,687       65,443,416  
Less: accumulated depreciation
    (7,591,964 )     (7,111,605 )     (5,185,696 )
 
                 
 
    58,530,059       58,861,082       60,257,720  
Other assets
    235,464       300,810       652,956  
 
                 
 
Total assets
  $ 61,934,864     $ 61,974,969     $ 64,454,580  
 
                 
 
                       

Liabilities and Owner’s Equity in Hotel
 
                       
Note payable
  $ 38,000,000     $ 38,000,000     $  
Accounts payable
    464,616       331,758       294,149  
Accrued wages and benefits
    362,138       264,756       356,804  
Accrued interest payable
    165,510       165,510       165,510  
Other current lilabilities
    529,065       301,624       573,098  
 
                 
 
Total current liabilities
    39,521,329       39,063,648       1,389,561  
 
                       
Note payable
                38,000,000  
 
                 
 
Total liabilities
    39,521,329       39,063,648       39,389,561  
 
                 
 
                       
Owner’s equity in Hotel
    22,413,535       22,911,321       25,065,019  
 
                 
 
Total liabilities and owner’s equity in Hotel
  $ 61,934,864     $ 61,974,969     $ 64,454,580  
 
                 
See accompanying notes to financial statements.

2


 

DOUBLETREE BETHESDA HOTEL AND EXECUTIVE MEETING CENTER
Statements of Operations
                                 
    Three Month Ended March 31,     Year Ended December 31,  
    2010     2009     2009     2008  
    (unaudited)     (unaudited)                  
Revenues:
                               
Rooms
  $ 2,197,496     $ 2,873,489     $ 11,118,997     $ 11,579,628  
Food and beverage
    503,253       528,198       2,184,447       2,326,770  
Conference center
    329,821       387,835       1,959,241       1,829,544  
Other
    135,876       77,653       446,409       554,097  
 
                       
 
Total revenues
    3,166,446       3,867,175       15,709,094       16,290,039  
 
                       
 
                               
Operating expenses:
                               
Rooms
    452,802       599,944       2,143,009       2,121,882  
Food and beverage
    483,034       508,979       2,013,816       2,080,240  
Conference center
    151,287       137,455       647,787       651,902  
General and administrative
    274,354       334,667       1,322,334       1,304,393  
Marketing
    211,760       224,242       1,071,695       925,103  
Royalty fees
    87,920       114,952       444,787       449,810  
Program fees
    107,502       160,268       427,471       506,213  
Energy
    184,496       216,747       729,072       1,332,155  
Property operation and maintenance
    199,807       178,951       768,050       721,870  
Property taxes and insurance
    147,451       129,099       491,026       507,233  
Depreciation
    480,359       472,047       1,925,909       1,888,190  
Management fees
    94,931       116,015       471,291       488,701  
Other expenses
    145,995       173,366       550,429       913,428  
 
                       
Total operating expenses
    3,021,698       3,366,732       13,006,676       13,891,120  
 
                       
 
                               
Other (expenses) income:
                               
Interest expense
    (648,728 )     (648,728 )     (2,638,350 )     (2,644,971 )
Other income
    121       501       2,555       25,638  
 
                       
Total other expenses, net
    (648,607 )     (648,227 )     (2,635,795 )     (2,619,333 )
 
                               
 
                       
Net income (loss)
  $ (503,859 )   $ (147,784 )   $ 66,623     $ (220,414 )
 
                       
See accompanying notes to financial statements.

3


 

DOUBLETREE BETHESDA HOTEL AND EXECUTIVE MEETING CENTER
Statements of Owner’s Equity in Hotel
         
Balance at December 31, 2007
  $ 25,537,746  
 
       
Hotel owner distributions, net
    (252,313 )
 
       
Net loss
    (220,414 )
 
     
 
       
Balance at December 31, 2008
    25,065,019  
 
       
Hotel owner distributions, net
    (2,220,321 )
 
       
Net income
    66,623  
 
     
 
       
Balance at December 31, 2009
    22,911,321  
 
       
Hotel owner distributions, net (unaudited)
    6,073  
 
       
Net loss (unaudited)
    (503,859 )
 
     
 
       
Balance at March 31, 2010 (unaudited)
  $ 22,413,535  
 
     
See accompanying notes to financial statements.

4


 

DOUBLETREE BETHESDA HOTEL AND EXECUTIVE MEETING CENTER
Statements of Cash Flows
                                 
    Three Month Ended March 31,     Year Ended December 31,  
    2010     2009     2009     2008  
    (unaudited)     (unaudited)                  
Cash flows from operating activities:
                               
Net income (loss)
  $ (503,859 )   $ (147,784 )   $ 66,623     $ (220,414 )
Adjustments to reconcile net loss to net cash provided by (used in) operating activities:
                               
Amortization of deferred costs
    65,346       65,346       271,718       271,718  
Depreciation
    480,359       472,047       1,925,909       1,888,190  
Changes in operating assets and liabilities:
                               
Accounts receivable
    (576,488 )     (362,985 )     176,900       (121,480 )
Restricted cash
    (344,320 )     157,151       461,029       (146,578 )
Prepaid expenses and other current assets
    43,027       47,693       6,197       (73,269 )
Other assets
          25,914       80,428       78,148  
Accounts payable
    132,858       153,040       37,609       (283,166 )
Accrued wages and benefits
    97,382       (21,678 )     (92,048 )     43,569  
Other current liabilities
    227,441       (45,993 )     (271,474 )     179,944  
 
                       
 
Net cash provided by (used in) operating activities
    (378,254 )     342,751       2,662,891       1,616,662  
 
                       
 
                               
Cash flows from investing activities:
                               
Change in reserve funds
    (114,123 )     (114,500 )     573,094       (45,361 )
Purchases of property and equipment
    (149,336 )           (529,271 )     (1,230,121 )
 
                       
 
Net cash provided by (used in) investing activities
    (263,459 )     (114,500 )     43,823       (1,275,482 )
 
                       
 
                               
Contributions (distributions) to hotel owner, net
    6,073       39,063       (2,220,321 )     (252,313 )
 
                       
Net increase (decrease) in cash
    (635,640 )     267,314       486,393       88,867  
 
                               
Cash and cash equivalents:
                               
Beginning of period
    826,027       339,634       339,634       250,767  
 
                       
 
End of period
  $ 190,387     $ 606,948     $ 826,027     $ 339,634  
 
                       
 
                               
Supplemental cash flow disclosures:
                               
Cash paid for interest
  $ 595,840     $ 595,840     $ 2,416,462     $ 2,423,083  
See accompanying notes to financial statements.

5


 

DOUBLETREE BETHESDA HOTEL AND EXECUTIVE MEETING CENTER
Notes to Financial Statements
(1)   Description of Business and Basis of Accounting
 
    The Doubletree Bethesda Hotel and Executive Meeting Center (the Hotel), is a full service 269-room hotel located in Bethesda, Maryland. The Hotel is owned by THI IV Bethesda, LLC (the Company). The Hotel is managed under an agreement with Thayer Lodging Group, Inc. (Thayer), an affiliate of the Company.
 
    The accompanying unaudited financial statements of the Hotel as of March 31, 2010 and for the three-month periods ended March 31, 2010 and 2009, have been prepared pursuant to the Securities and Exchange Commission (SEC) rules and regulations. All amounts included in the notes to the financial statements referring to March 31, 2010, and for the three-month periods ended March 31, 2010 and 2009, are unaudited. The accompanying financial statements reflect, in the opinion of management, all adjustments considered necessary for a fair presentation of the interim financial statements. All such adjustments are of a normal and recurring nature.
 
    The accompanying financial statements are presented in accordance with accounting principles generally accepted in the United States of America (U.S. GAAP). The preparation of the financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the financial statements and the accompanying notes. Such estimates and assumptions could change in the future as more information becomes known, which could impact the amounts reported and disclosed herein. Actual results could differ from those estimates.
 
    The Hotel collateralizes a note payable obligation of a wholly-owned subsidiary of the Company. Cash from the Hotel’s operations is used to fund interest payments. Although technically an obligation of the Company and not the Hotel, the outstanding principal balance of the note payable, interest expense, deferred financing costs and related amortization are presented in the financial statements. The outstanding principal balance on the note payable is $38 million. The note bears interest equal to 6.72%. The note payable requires monthly interest only payments through maturity. The maturity date was scheduled for November 6, 2010.
 
    The note contains a debt covenant requiring the Company to maintain a debt service coverage ratio (DSCR). The Company was not in compliance with this DSCR as of and for the years ending December 31, 2009 and 2008. The violation of the DSCR covenant triggered the cash management agreement discussed in footnote 2(b). There were no other consequences of the violation of the DSCR covenant.
 
    On June 4, 2010, the Hotel was acquired by Pebblebrook Hotel Trust (Pebblebrook) for cash consideration of approximately $67.1 million. Pebblebrook did not assume any amounts due under the note payable obligation. At closing, the settlement agent wired approximately $38 million plus accrued interest to the lender.

6


 

DOUBLETREE BETHESDA HOTEL AND EXECUTIVE MEETING CENTER
Notes to Financial Statements
(2)   Significant Accounting Policies
  (a)   Cash and Cash Equivalents
 
      Includes the Hotel’s operating cash accounts, which may include liquid temporary cash investments with maturities of three months or less at the date of purchase which are considered to be cash and cash equivalents.
 
  (b)   Restricted Cash
 
      Pursuant to the terms of a cash management agreement required by the lender, cash receipts are deposited into a bank account controlled by the lender. On a monthly basis, amounts on deposit are first used to fund required escrow accounts, hotel operating expenses, debt service, and management fees. The remaining cash is transferred to the Hotel’s operating account.
 
      Under the same agreement, monthly deposits to an escrow account are required to fund real estate taxes and insurance premiums. The escrow account also serves as additional collateral for the mortgage loan.
 
  (c)   Reserve Funds
 
      Reserve funds consist of funds required by the lender to be set aside as replacement, renovation, and repair reserves. The required monthly deposits to the replacement reserve account are 4% of hotel gross revenues.
 
  (d)   Property and Equipment
 
      Building and improvements, furniture, fixtures and equipment are stated at cost. The cost of additions, alterations, and improvements is capitalized. Expenditures for repairs and maintenance are expensed as incurred. Depreciation is computed utilizing the straight-line method over lives of 3 to 40 years.
 
      Construction in progress totaling $176,222 (unaudited); $26,885; and $589,380 at March 31, 2010 and December 31, 2009 and 2008, respectively, is included in property and equipment. Construction in progress represents renovations to the hotel and is capitalized as the costs are incurred. Renovation projects are generally less than six months in duration, and the hotel remains fully operational while renovations occur. Upon completion of the renovations, depreciation of the improvements commences.
 
  (e)   Impairment of Long-Lived Assets
 
      The Hotel evaluates its long-lived assets for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable. Recoverability of assets is measured by a comparison of the carrying amount of an asset to future net cash flows expected to be generated by the asset. If such assets are considered to be impaired, the impairment to be recognized is measured by the amount by which the carrying amount of the asset exceeds the fair value of the asset. No such impairment losses have been recognized to date.

7


 

DOUBLETREE BETHESDA HOTEL AND EXECUTIVE MEETING CENTER
Notes to Financial Statements
  (f)   Revenue Recognition
 
      Hotel revenues are recognized when the services are provided. Revenues consist of room sales, food and beverage sales, conference center, and other department revenues such as telephone and gift shop. Additionally, the Hotel collects sales, use, occupancy, and similar taxes, which is presented on a net basis (excluded from revenues) on our statements of operations.
 
  (g)   Accounts Receivable
 
      Accounts receivable, which represent amounts due from Hotel guests, are presented net of allowances, which were not material at December 31, 2009 or 2008.
 
  (h)   Deferred Financing Costs
 
      Deferred financing costs incurred in connection with the note payable are amortized to interest expense using the straight-line method over the contractual life of the note payable, which approximates the effective-interest method.
 
  (i)   Marketing and Advertising Expenses
 
      Marketing and advertising costs are expensed as incurred.
 
  (j)   Income Taxes
 
      The Hotel is not directly subject to federal, state or local income taxes. The owner of the Hotel is a limited liability company and is taxed as a partnership and the members are individually responsible for reporting their share of taxable income or loss on their income tax returns.
(3)   Related-Party Transactions
  (a)   Management Fees
 
      The term of the management agreement with affiliates of Thayer is five years and it expires on August 12, 2010. The agreement requires the Hotel to pay a management fee equal to 3% of gross revenues.
 
  (b)   Due to Manager
 
      At March 31, 2010 and December 31, 2009 and 2008, the Hotel was obligated to affiliates of Thayer in the amount of $97,966 (unaudited); $66,898; and $26,881, respectively, for management fees and other expenditures made on its behalf.
(4)   Royalty Fee, Program Fee, and Services Contribution
  (a)   Royalty Fee
 
      The Hotel entered into a franchise agreement with Hilton Hotels Corporation (HHC) commencing on February 28, 2006, and expiring February 27, 2016. Under the agreement, the Company is required to pay a royalty fee to HHC, as follows:
         
 
  March 1, 2007 — February 28, 2008   3% of rooms revenue
 
  March 1, 2008 — February 28, 2016   4% of rooms revenue

8


 

DOUBLETREE BETHESDA HOTEL AND EXECUTIVE MEETING CENTER
Notes to Financial Statements
  (b)   Program Fee and Services Contribution
 
      The Hotel is assessed a monthly program fee by HHC for advertising, promotions, marketing, reservation services, and other administrative support services. The assessment is 4% of gross room revenue.
(5)   Subsequent Event
 
    The Hotel has evaluated the need for disclosures and/or adjustments resulting from subsequent events through July 9, 2010, the date the financial statements were available to be issued.

9


 

Independent Auditors’ Report
The Manager of
Sir Francis Drake Hotel:
We have audited the accompanying balance sheets of Sir Francis Drake Hotel (the “Hotel”) as of December 31, 2009 and 2008, and the related statements of operations, owner’s equity (deficit) in Hotel, and cash flows for the years then ended. These financial statements are the responsibility of the Hotel’s management. Our responsibility is to express an opinion on these financial statements based on our audits.
We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Hotel’s internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of the Hotel as of December 31, 2009 and 2008, and the results of its operations and its cash flows for the years then ended in conformity with U.S. generally accepted accounting principles.
/s/ KPMG, LLP

McLean, Virginia
July 9, 2010

 


 

SIR FRANCIS DRAKE HOTEL
Balance Sheets
                         
             
    March 31,              
    2010     December 31,  
    (Unaudited)     2009     2008  
Assets
                       
Cash and cash equivalents
  $ 930,010     $ 689,995     $ 1,945,150  
Restricted cash — (replacement reserve fund)
    411,900       519,733       344,373  
Accounts receivable, net
    590,680       636,172       567,956  
Deferred financing costs, net
    44,173       88,344       94,198  
Prepaid expenses
    907,980       668,780       561,350  
 
                 
 
Total current assets
    2,884,743       2,603,024       3,513,027  
 
                 
 
                       
Property and equipment:
                       
Land
    23,995,825       23,995,825       23,995,825  
Building and improvements
    43,947,747       43,947,747       43,755,379  
Intangible assets
    3,837,946       3,837,946       3,837,946  
Furniture, fixtures, and equipment
    17,972,226       17,684,955       17,185,669  
 
                 
 
    89,753,744       89,466,473       88,774,819  
Accumulated depreciation
    (21,482,664 )     (20,107,789 )     (14,669,060 )
 
                 
 
Total property and equipment, net
    68,271,080       69,358,684       74,105,759  
 
Restricted cash (tax escrow)
    266,820       91,670       142,237  
Other assets
    507,682       765,848       783,173  
 
                 
 
Total assets
  $ 71,930,325     $ 72,819,226     $ 78,544,196  
 
                 
Liabilities and Owner’s Equity (Deficit) in Hotel
                       
Current liabilities:
                       
Note payable
  $ 68,500,000     $ 68,500,000     $ 68,500,000  
Accounts payable
    1,702,851       1,096,624       659,497  
Accrued expenses
    1,340,234       1,152,268       1,941,217  
Advance deposits
    388,129       480,377       664,711  
Other liabilities
    814,857       1,107,454       617,692  
 
                 
 
Total current liabilities
    72,746,071       72,336,723       72,383,117  
 
Owner’s equity (deficit) in Hotel
    (815,746 )     482,503       6,161,079  
 
                 
 
Total liabilities and owners’ equity (deficit) in Hotel
  $ 71,930,325     $ 72,819,226     $ 78,544,196  
 
                 
See accompanying notes to financial statements.

2


 

SIR FRANCIS DRAKE HOTEL
Statements of Operations
                                 
    Three Months Ended March 31,     Year Ended December 31,  
    2010     2009     2009     2008  
    (unaudited)     (unaudited)                  
Revenue:
                               
Room
  $ 3,353,558     $ 3,406,087     $ 16,064,602     $ 21,386,617  
Food and beverage
    3,249,420       3,426,079       14,348,867       17,438,459  
Other
    482,277       588,688       2,063,677       1,820,070  
 
                       
 
Total revenues
    7,085,255       7,420,854       32,477,146       40,645,146  
 
                       
 
                               
Operating expenses:
                               
Room
    1,598,133       1,669,270       6,969,660       7,098,155  
Food and beverage
    2,539,290       2,696,618       10,766,856       12,264,512  
General and administrative
    767,657       949,764       3,501,234       4,397,960  
Asset management fees
    106,277       111,311       487,148       610,573  
Depreciation and amortization
    1,374,875       1,347,369       5,438,729       5,449,555  
Management fees
    282,523       293,300       1,291,732       1,612,614  
Property management
    362,399       383,221       1,478,808       1,674,333  
Utilities
    323,890       308,026       1,300,182       1,248,530  
Marketing and advertising
    486,435       378,649       1,632,501       1,671,584  
Liability insurance
    135,636       168,333       756,309       673,106  
Property taxes
    250,185       246,336       1,000,128       651,204  
Other
    256,170       368,688       758,977       934,400  
 
                       
 
Total operating expenses
    8,483,470       8,920,885       35,382,264       38,286,526  
 
                       
 
                               
Other (expenses) income:
                               
Interest expense
    (460,494 )     (503,019 )     (1,957,757 )     (3,530,303 )
Other income
    107       2,367       5,326       18,861  
 
                       
 
Total other expenses
    (460,387 )     (500,652 )     (1,952,431 )     (3,511,442 )
 
                       
 
Net loss
  $ (1,858,602 )   $ (2,000,683 )   $ (4,857,549 )   $ (1,152,822 )
 
                       
See accompanying notes to financial statements.

3


 

SIR FRANCIS DRAKE HOTEL
Statements of Owner’s Equity (Deficit) in Hotel
         
Balance at December 31, 2007
  $ 10,760,159  
Net loss
    (1,152,822 )
Hotel owner distribution, net
    (3,446,258 )
 
     
Balance at December 31, 2008
    6,161,079  
Net loss
    (4,857,549 )
Hotel owner distribution, net
    (821,027 )
 
     
Balance at December 31, 2009
    482,503  
Hotel owner funding, net (unaudited)
    560,353  
Net loss (unaudited)
    (1,858,602 )
 
     
Balance at March 31, 2010 (unaudited)
  $ (815,746 )
 
     
See accompanying notes to financial statements.

4


 

SIR FRANCIS DRAKE HOTEL
Statements of Cash Flows
                                 
    Three Months Ended March 31,     Year Ended December 31,  
    2010     2009     2009     2008  
    (unaudited)     (unaudited)                  
Cash flows from operating activities:
                               
Net loss
  $ (1,858,602 )   $ (2,000,683 )   $ (4,857,549 )   $ (1,152,822 )
Adjustments to reconcile net loss to net cash (used in) provided by operating activities:
                               
Depreciation and amortization
    1,374,875       1,347,369       5,438,729       5,449,555  
Amortization of deferred financing costs
    44,171       49,241       182,544       85,625  
Changes in operating assets and liabilities:
                               
Accounts receivable, net
    45,492       (479,072 )     (68,216 )     (79,420 )
Prepaid expenses
    (239,200 )     48,587       (107,430 )     (152,828 )
Other assets
    258,166       306,232       17,325       (186,998 )
Accounts payable
    606,227       303,182       437,127       (1,226,648 )
Advance deposits
    (92,248 )     (80,666 )     (184,334 )     (68,824 )
Accrued expenses and other liabilities
    (104,631 )     391,202       (299,187 )     (991,008 )
Restricted cash (tax escrow)
    (175,150 )     (236,533 )     50,567       1,214,076  
 
                       
 
Net cash (used in) provided by operating activities
    (140,900 )     (351,141 )     609,576       2,890,708  
 
                       
 
                               
Cash flows from investing activities:
                               
Additions to property and equipment
    (287,271 )     (463,125 )     (691,654 )     (1,770,019 )
Change in restricted cash (reserve replacement fund)
    107,833       38,806       (175,360 )     825,162  
 
                       
 
Net cash used in investing activities
    (179,438 )     (424,319 )     (867,014 )     (944,857 )
 
                       
 
                               
Cash flows from financing activities:
                               
Deferred financing costs
                (176,690 )     (179,823 )
Hotel owner (distribution) funding, net
    560,353       (184,674 )     (821,027 )     (3,446,258 )
 
                       
Net cash (used in) provided by financing activities
    560,353       (184,674 )     (997,717 )     (3,626,081 )
 
                               
Net change in cash and cash equivalents
    240,015       (960,134 )     (1,255,155 )     (1,680,230 )
 
                               
Cash and cash equivalents:
                               
Beginning of period
    689,995       1,945,150       1,945,150       3,625,380  
 
                       
 
End of period
  $ 930,010     $ 985,016     $ 689,995     $ 1,945,150  
 
                       
 
                               
Supplemental disclosure of cash flow information:
                               
Cash paid for interest
  $ 460,494     $ 503,019     $ 1,615,180     $ 3,222,502  
See accompanying notes to financial statements.

5


 

SIR FRANCIS DRAKE HOTEL
Notes to Financial Statements
(1)   Description of Business and Basis of Accounting
 
    The Sir Francis Drake Hotel (the Hotel), is a full service 416-room hotel located at 450 Powell Street, San Francisco, California. The Hotel is owned by SFD Partners, LLC, a Delaware limited liability company (the Company).
 
    The accompanying unaudited financial statements of the Hotel as of March 31, 2010 and for the three-month periods ended March 31, 2010 and 2009, have been prepared pursuant to the Securities and Exchange Commission (SEC) rules and regulations. All amounts included in the notes to the financial statements referring to March 31, 2010, and for the three-month periods ended March 31, 2010 and 2009, are unaudited. The accompanying financial statements reflect, in the opinion of management, all adjustments considered necessary for a fair presentation of the interim financial statements. All such adjustments are of a normal and recurring nature.
 
    The accompanying financial statements are presented in accordance with accounting principles generally accepted in the United States of America (U.S. GAAP). The preparation of the financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the financial statements and the accompanying notes. Such estimates and assumptions could change in the future as more information becomes known, which could impact the amounts reported and disclosed herein. Actual results could differ from those estimates.
 
    The Hotel collateralizes a note payable obligation of SFD Partners, LLC. Cash from the Hotel’s operations account is used to fund interest payments. Although technically an obligation of SFD Partners, LLC and not the Hotel, the outstanding principal balance of the note payable, interest expense, deferred financing costs and related amortization are presented in the financial statements. The outstanding principal balance on the note payable is $68.5 million. The note bears interest equal to 30-day LIBOR plus 220 basis points, or 2.43% and 3.49%, at December 31, 2009 and 2008, respectively. The note payable requires monthly interest only payments through maturity. The maturity date was scheduled for July 7, 2010.
 
    On June 22, 2010, the Hotel was acquired by Pebblebrook Hotel Trust (Pebblebrook) for cash consideration of approximately $90 million. Pebblebrook did not assume any amounts due under the note payable obligation. At closing, the settlement agent wired $68.5 million plus accrued interest to the lender.
 
(2)   Summary of Accounting Policies
  (a)   Cash and Cash Equivalents
 
      Includes the Hotel’s operating cash accounts, which may include liquid temporary cash investments with maturities of three months or less at the date of purchase which are considered to be cash and cash equivalents.
 
  (b)   Replacement Reserve Fund and Tax Escrow
 
      In accordance with the management agreement with the Kimpton Hotels & Restaurant Group, LLC (the Management Company), a replacement reserve fund for the purpose of replacements to, and additions of, property improvements, adjacent grounds, furniture, fixtures, and equipment is required. The replacement reserve fund is funded with an amount equal to 3% of gross revenue, as defined, on a monthly basis.

6


 

SIR FRANCIS DRAKE HOTEL
Notes to Financial Statements
   
In accordance with the loan agreement between the Hotel’s owner and Column Financial Inc. (the Lender), a tax escrow account is required.
 
  (c)   Property and Equipment
 
   
Building and improvements, furniture, fixtures, and equipment are stated at cost. The cost of additions, alterations, and improvements is capitalized. Expenditures for repairs and maintenance are expensed as incurred.
 
        Depreciation and amortization are computed on the straight-line basis over the following estimated useful lives:
     
Building and improvements
  15 — 39 years
Intangible assets — trade names and franchise value
  20 years
Furniture, fixtures and equipment
  5 years
   
Construction in progress totaling $0 and $241,291 at December 31, 2009 and 2008, respectively, and $0 at March 31, 2010 (unaudited), is included in furniture, fixtures and equipment. Construction in progress represents renovations to the Hotel and is capitalized as the costs are incurred. Renovation projects are generally less than six months in duration, and the Hotel remains fully operational while renovations occur. Upon completion of the renovations, depreciation of the improvements commences.
 
  (d)   Deferred Financing Costs
 
   
Deferred financing costs incurred in connection with the note payable are amortized to interest expense using the straight-line method over the contractual life of the note payable, which approximates the effective-interest method.
 
  (e)   Other Assets
 
   
Other assets consist of inventories and the Hotel liquor license. Inventories are stated at the lower of cost or market, with market determined on a first-in, first-out basis.
 
  (f)   Revenue Recognition
 
   
Hotel revenues are recognized when the services are provided. Revenues consist of room sales, food and beverage sales, and other department revenues such as telephone and gift shop.
 
  (g)    Accounts Receivable
 
   
Accounts receivable, which represent amounts due from Hotel guests, are presented net of allowances, which were not material at December 31, 2009 or 2008.

7


 

SIR FRANCIS DRAKE HOTEL
Notes to Financial Statements
  (h)   Impairment of Long-Lived Assets
 
   
The Hotel evaluates its long-lived assets for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable. Recoverability of assets is measured by a comparison of the carrying amount of an asset to estimated future net cash flows expected to be generated by the asset. If such assets are considered to be impaired, the impairment to be recognized is measured by the amount by which the carrying amount of the asset exceeds the fair value of the asset. No such impairment losses have been recognized to date.
 
  (i)   Marketing and Advertising Expenses
 
   
Marketing and advertising costs are expensed as incurred.
 
  (j)   Income Taxes
 
   
The Hotel is not directly subject to federal, state or local income taxes. However the owner of the Hotel is a limited liability company and may be subject to certain income taxes and the members of the limited liability company are responsible for reporting their share of taxable income or loss on their respective income tax returns.
 
(3)   Related-Party Transactions
 
    The Charters Lodging Group, LLC, an investor in SFD Partners, LLC, provides asset management services for the Hotel for a fee equal to 1.5% of gross revenues as defined in the agreement. The Hotel incurred asset management fees of $487,148 and $610,573 for the years ended December 31, 2009 and 2008, respectively, and $106,277 and $111,313 for the quarters ended March 31, 2010 and 2009 (unaudited), respectively.
 
(4)   Management Agreement with Kimpton Hotel and Restaurant Group, LLC
 
    The owner of the Hotel entered into a management agreement with Kimpton Hotels & Restaurant Group, LLC (the Management Company) for the operation, management, maintenance, and marketing of the Hotel. The agreement expires on April 30, 2024. Under the agreement, the Management Company manages the Hotel for a base fee equal to 3% of the Gross Revenue, as defined, and an incentive fee equal to 1% of the Gross Revenue up to the amount of cash available from Cash Flow, as defined, after debt service. The Management Company is reimbursed for its costs and expenses, including but not limited to compensation of its employees, up to 1% of Gross Revenue. Total reimbursable expenses for the years ended December 31, 2009 and 2008 were $250,047 and $290,870, respectively. Base management fees totaling $968,797 and $1,209,462 were incurred for the years ended December 31, 2009 and 2008, respectively, and are included in management fees in the accompanying statements of operations. Incentive management fees totaling $322,935 and $403,152 were earned for the years ended December 31, 2009 and 2008, respectively, and are included in management fees in the accompanying statements of operations.
 
    Certain of the Hotel’s expenses were paid on behalf of the Hotel by affiliates of SFD Partners, LLC in the normal course of business. The Hotel reimburses these affiliates on a regular basis for disbursements made on its behalf. All such disbursements and reimbursements are accounted for by the Hotel as due to or from affiliates of SFD Partners, LLC and presented net of management fees due to affiliates. These amounts were $57,619 and $135,516 at December 31, 2009 and 2008, respectively, and included in accounts payable in the accompanying balance sheets.

8


 

SIR FRANCIS DRAKE HOTEL
Notes to Financial Statements
(5)   Subsequent Events
 
    The Hotel has evaluated the need for disclosures and/or adjustments resulting from subsequent events through July 9, 2010, the date the financial statements were available to be issued.

9


 

Independent Auditors’ Report
The Manager of
the InterContinental Buckhead Hotel:
We have audited the accompanying balance sheets of the InterContinental Buckhead Hotel (the “Hotel”) as of December 31, 2009 and 2008, and the related statements of operations, owner’s equity in Hotel, and cash flows for the years then ended. These financial statements are the responsibility of the Hotel’s management. Our responsibility is to express an opinion on these financial statements based on our audits.
We conducted our audits in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Hotel’s internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of the Hotel as of December 31, 2009 and 2008, and the results of its operations and its cash flows for the years then ended in conformity with U.S. generally accepted accounting principles.
/s/ KPMG, LLP

McLean, Virginia
July 9, 2010

 


 

InterContinental Buckhead Hotel
Balance Sheets
                         
             
    March 31,              
    2010     December 31,  
    (Unaudited)     2009     2008  
Assets
                       
 
Cash and cash equivalents
  $ 85,356     $ 109,646     $ 150,136  
Accounts receivable, net
    1,451,578       471,173       1,832,067  
Prepaid expenses
    224,753       299,817       405,383  
 
                 
 
Total current assets
    1,761,687       880,636       2,387,586  
 
                 
 
Property and equipment:
                       
Land
    9,742,453       9,742,453       9,742,453  
Building and improvements
    68,526,838       68,526,838       68,452,458  
Furniture, fixtures, and equipment
    33,898,162       33,901,070       33,769,969  
 
                 
 
    112,167,453       112,170,361       111,964,880  
Accumulated depreciation
    (29,495,385 )     (28,499,981 )     (22,792,395 )
 
                 
 
Total property and equipment, net
    82,672,068       83,670,380       89,172,485  
 
Other assets
    264,346       223,639       109,707  
 
                 
 
Total assets
  $ 84,698,101     $ 84,774,655     $ 91,669,778  
 
                 
 
Liabilities and Owner’s Equity in Hotel
                       
 
                       
Current liabilities:
                       
Accounts payable
  $ 509,898     $ 412,093     $ 227,142  
Accrued expenses
    1,565,470       1,304,651       1,318,139  
Advance deposits
    964,572       373,129       821,210  
Other liabilities
    605,614       255,950       254,029  
 
                 
 
Total current liabilities
    3,645,554       2,345,823       2,620,520  
 
Owner’s Equity in Hotel
    81,052,547       82,428,832       89,049,258  
 
                 
 
Total liabilities and owner’s equity in Hotel
  $ 84,698,101     $ 84,774,655     $ 91,669,778  
 
                 
See accompanying notes to financial statements.

2


 

InterContinental Buckhead Hotel
Statements of Operations
                                 
    Three Months Ended March 31,     Year Ended December 31,  
    2010     2009     2009     2008  
    (Unaudited)     (Unaudited)                  
Revenue:
                               
Room
  $ 4,302,604     $ 4,567,532     $ 16,188,439     $ 20,887,725  
Food and beverage
    3,340,804       3,235,374       12,344,683       15,086,269  
Other
    475,071       420,912       2,077,462       2,050,888  
 
                       
 
Total revenues
    8,118,479       8,223,818       30,610,584       38,024,882  
 
                       
 
                               
Operating expenses:
                               
Room
    1,281,393       1,290,551       4,774,663       6,111,494  
Food and beverage
    2,069,504       2,052,108       7,749,219       9,878,389  
General and administrative
    651,025       781,860       2,572,470       3,742,779  
Depreciation
    995,404       1,466,545       5,707,586       5,840,285  
Property management
    287,474       292,170       1,052,915       1,211,991  
Utilities
    297,220       297,009       1,166,102       1,528,306  
Marketing and advertising
    514,603       526,802       2,086,031       2,221,358  
Insurance
    174,429       111,254       473,074       447,874  
Property taxes
    271,836       371,403       787,532       965,973  
Other
    149,723       169,408       650,423       842,627  
 
                       
 
Total operating expenses
    6,692,611       7,359,110       27,020,015       32,791,076  
 
                       
 
Net income
  $ 1,425,868     $ 864,708     $ 3,590,569     $ 5,233,806  
 
                       
See accompanying notes to financial statements.

3


 

InterContinental Buckhead Hotel
Statements of Owner’s Equity in Hotel
         
Balance at December 31, 2007
  $ 95,244,437  
Hotel owner distributions
    (11,428,985 )
Net income
    5,233,806  
 
     
Balance at December 31, 2008
    89,049,258  
Hotel owner distributions
    (10,210,995 )
Net income
    3,590,569  
 
     
Balance at December 31, 2009
    82,428,832  
Hotel owner distributions (unaudited)
    (2,802,153 )
Net income (unaudited)
    1,425,868  
 
     
Balance at March 31, 2010 (unaudited)
  $ 81,052,547  
 
     
See accompanying notes to financial statements.

4


 

InterContinental Buckhead Hotel
Statements of Cash Flows
                                 
    Three Month Ended March 31,     Year Ended December 31,  
    2010     2009     2009     2008  
    (unaudited)     (unaudited)                  
Cash flows from operating activities:
                               
Net income
  $ 1,425,868     $ 864,708     $ 3,590,569     $ 5,233,806  
Adjustments to reconcile net income to net cash provided operating activities:
                               
Depreciation
    995,404       1,466,545       5,707,586       5,840,285  
Changes in operating assets and liabilities:
                               
Accounts receivable, net
    (980,405 )     (1,518,413 )     1,360,894       525,749  
Prepaid expenses
    75,064       (196,846 )     105,566       (13,441 )
Other assets
    (40,707 )     (128,326 )     (113,932 )     297,251  
Accounts payable
    97,805       132,833       184,951       (453,735 )
Advance deposits
    591,443       (46,053 )     (448,081 )     306,539  
Accrued expenses and other liabilities
    613,391       977,613       (11,567 )     (272,826 )
 
                       
 
Net cash provided by operating activities
    2,777,863       1,552,061       10,375,986       11,463,628  
 
Cash flows from investing activities — purchase of property and equipment
          (27,688 )     (205,481 )     (168,072 )
 
                               
Cash flows from financing activities — Hotel owner distributions
    (2,802,153 )     (1,506,947 )     (10,210,995 )     (11,428,985 )
 
                       
 
                               
Net change in cash and cash equivalents
    (24,290 )     17,426       (40,490 )     (133,429 )
 
Cash and cash equivalents:
                               
Beginning of period
    109,646       150,136       150,136       283,565  
 
                       
End of period
  $ 85,356     $ 167,562     $ 109,646     $ 150,136  
 
                       
See accompanying notes to financial statements.

5


 

INTERCONTINENTAL BUCKHEAD HOTEL
Notes to Financial Statements
(1)   Description of Business and Basis of Accounting
 
    The Intercontinental Buckhead Atlanta hotel (the Hotel), is a full service 422-room hotel located at 3315 Peachtree Road, Atlanta, Georgia. The Hotel is owned by IHC Buckhead, LLC, a Georgia limited liability company (the Company).
 
    The accompanying unaudited financial statements of the Hotel as of March 31, 2010 and for the three-month periods ended March 31, 2010 and 2009, have been prepared pursuant to the Securities and Exchange Commission (SEC) rules and regulations. All amounts included in the notes to the financial statements referring to March 31, 2010, and for the three-month periods ended March 31, 2010 and 2009, are unaudited. The accompanying financial statements reflect, in the opinion of management, all adjustments considered necessary for a fair presentation of the interim financial statements. All such adjustments are of a normal and recurring nature.
 
    The accompanying financial statements are presented in accordance with accounting principles generally accepted in the United States of America (U.S. GAAP). The preparation of the financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the amounts reported in the financial statements and the accompanying notes. Such estimates and assumptions could change in the future as more information becomes known, which could impact the amounts reported and disclosed herein. Actual results could differ from those estimates.
 
    On July 1, 2010, the Hotel was acquired by Pebblebrook Hotel Trust (Pebblebrook) for cash consideration of approximately $105 million.
 
    IHC Buckhead, LLC was a party to a title/leasehold interest exchange arrangement with the Development Authority of Fulton County. The purpose of the arrangement was to obtain a reduction of real estate taxes through 2014. A subsidiary of Pebblebrook was assigned the rights under the agreement in connection with the acquisition of the Hotel. The arrangement with the Development Authority of Fulton County is cancelable by Pebblebrook at any time.
 
(2)   Summary of Accounting Policies
  (a)   Cash and Cash Equivalents
 
      Includes the Hotel’s operating cash accounts, which may include liquid temporary cash investments with maturities of three months or less at the date of purchase which are considered to be cash and cash equivalents.
 
  (b)   Property and Equipment
 
      Building and improvements, furniture, fixtures, and equipment are stated at cost. The cost of additions, alterations, and improvements is capitalized. Expenditures for repairs and maintenance are expensed as incurred.

6


 

INTERCONTINENTAL BUCKHEAD HOTEL
Notes to Financial Statements
      Depreciation and amortization are computed on the straight-line basis over the following estimated useful lives:
     
Building and improvements
  20 – 50 years
Furniture, fixtures and equipment
  3 – 10 years
  (c)   Impairment of Long-Lived Assets
 
      Long-lived assets are evaluated for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not be recoverable. Recoverability of assets is measured by a comparison of the carrying amount of an asset to future net cash flows expected to be generated by the asset. If such assets are considered to be impaired, the impairment to be recognized is measured by the amount by which the carrying amount of the asset exceeds the fair value of the asset. No such impairment losses have been recognized to date.
 
  (d)   Revenue Recognition
 
      Hotel revenues are recognized when the services are provided. Revenues consist of room sales, food and beverage sales, and other department revenues such as telephone and gift shop. Additionally, we collect sales, use, occupancy and similar taxes at our hotels which we present on a net basis (excluded from revenues) on our statements of operations.
 
  (e)   Accounts Receivable
 
      Accounts receivable, which primarily represent amounts due from Hotel guests, are presented net of allowances, which were not material at December 31, 2009 or 2008.
 
  (f)   Marketing and Advertising Expenses
 
      Marketing and advertising costs are expensed as incurred.
 
  (g)   Income Taxes
 
      The Hotel is not directly subject to federal, state or local income taxes. However the owner of the Hotel is a limited liability company and may be subject to certain income taxes and the members of the limited liability company are responsible for reporting their share of taxable income or loss on their respective income tax returns.
(3)   Subsequent Events
 
    The Hotel has evaluated the need for disclosures and/or adjustments resulting from subsequent events through July 9, 2010, the date the financial statements were available to be issued.

7


 

UNAUDITED PRO FORMA FINANCIAL INFORMATION OF PEBBLEBROOK HOTEL TRUST
Pebblebrook Hotel Trust (the “Company”) completed its initial public offering and concurrent private placement of common shares of beneficial interest on December 14, 2009. The Company raised $379.6 million, net of underwriting discounts and offering costs.
On June 4, 2010, the Company acquired the 269-room Doubletree Bethesda Hotel and Executive Meeting Center in Bethesda, Maryland for a purchase price of $67.1 million, plus closing costs and net working capital.
On June 22, 2010, the Company acquired the 416-room Sir Francis Drake Hotel in San Francisco, California for a purchase price of $90.0 million, plus closing costs and net working capital.
On July 1, 2010, the Company acquired the 422-room InterContinental Buckhead Hotel in Atlanta, Georgia for a purchase price of $105.0 million, plus closing costs and net working capital.
The unaudited pro forma consolidated balance sheet as of March 31, 2010 is presented as if the acquisitions of the Doubletree Bethesda Hotel and Executive Meeting Center, Sir Francis Drake Hotel, and InterContinental Buckhead Hotel occurred on March 31, 2010. The unaudited pro forma consolidated statements of operations for the three months ended March 31, 2010 and for the year ended December 31, 2009 are presented as if the acquisitions of the Doubletree Bethesda Hotel and Executive Meeting Center, Sir Francis Drake Hotel, and InterContinental Buckhead Hotel had been completed at the beginning of 2009.
The unaudited pro forma financial information is not necessarily indicative of what the Company’s results of operations or financial condition would have been assuming such transactions had been completed at the beginning of the periods presented, nor is it indicative of the results of operations for future periods. The unaudited pro forma financial information reflects the preliminary application of purchase accounting to the acquisitions of the Doubletree Bethesda Hotel and Executive Meeting Center, Sir Francis Drake Hotel, and InterContinental Buckhead Hotel. The preliminary purchase accounting may be adjusted if any of the assumptions underlying the purchase accounting change. In management’s opinion, all adjustments necessary to reflect the effects of the significant acquisitions described above have been made. This unaudited pro forma financial information should be read in conjunction with the historical financial statements and notes thereto included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2009, and the Quarterly Report on Form 10-Q for the three months ended March 31, 2010.

 


 

Pebblebrook Hotel Trust
Unaudited Pro Forma Consolidated Balance Sheet
As of March 31, 2010
(in thousands, except share and per share data)
                                         
            Acquisition of                      
            Doubletree             Acquisition of        
    Historical     Bethesda Hotel and     Acquisition of     InterContinental     Pro Forma  
    Pebblebrook     Executive Meeting     Sir Francis     Buckhead Hotel     Pebblebrook Hotel  
    Hotel Trust     Center (1)     Drake Hotel (2)     (3)     Trust  
ASSETS
                                       
Investment in hotel properties, net
  $     $ 67,100     $ 90,000     $ 105,000     $ 262,100  
Cash and cash equivalents
    302,898       (68,882 )     (91,096 )     (103,858 )     39,062  
Accounts receivable, net
          203       121       7       331  
Investments
    85,000                         85,000  
Prepaid expenses and other assets
    409       144       545       61       1,159  
 
                             
Total assets
  $ 388,307     $ (1,435 )   $ (430 )   $ 1,210     $ 387,652  
 
                             
 
                                       
LIABILITIES AND SHAREHOLDERS’ EQUITY
                                       
Accounts payable and accrued expenses
  $ 1,367     $ 280     $ 404     $ 1,171     $ 3,222  
Accrued underwriter fees
    8,050                         8,050  
Advance deposits
          85       266       439       790  
Other liabilities
                             
 
                             
Total liabilities
    9,417       365       670       1,610       12,062  
Commitments and contingencies
                                       
Shareholders’ equity:
                                       
Common shares of beneficial interest, $0.01 par value; 500,000,000 shares authorized; 20,260,590 shares issued and outstanding
    203                         203  
Additional paid-in capital
    379,433                         379,433  
Retained deficit
    (746 )     (1,800 )     (1,100 )     (400 )     (4,046 )
 
                             
Total shareholders’ equity
    378,890       (1,800 )     (1,100 )     (400 )     375,590  
 
                             
Total liabilities and shareholders’ equity
  $ 388,307     $ (1,435 )   $ (430 )   $ 1,210     $ 387,652  
 
                             
 
 
(1)   Reflects the purchase of the Doubletree Bethesda Hotel and Executive Meeting Center as if it had occurred on March 31, 2010 for $68,882. The acquisition was funded with proceeds from the Company’s IPO, which was completed on December 14, 2009. The pro forma adjustment reflects the following:

Purchase of land, building, and furniture, fixtures and equipment of $67,100; and

Cash paid of $1,800 for hotel acquisition costs; and

Net working capital deficit of $18.
 
(2)   Reflects the purchase of the Sir Francis Drake Hotel as if it had occurred on March 31, 2010 for $91,096. The acquisition was funded with proceeds from the Company’s IPO, which was completed on December 14, 2009. The pro forma adjustment reflects the following:

Purchase of land, building, and furniture, fixtures and equipment of $90,000; and

Cash paid of $1,100 for hotel acquisition costs; and

Net working capital deficit of $4.
 
(3)   Reflects the purchase of the InterContinental Buckhead Hotel as if it had occurred on March 31, 2010 for $103,858. The acquisition was funded with proceeds from the Company’s IPO, which was completed on December 14, 2009. The pro forma adjustment reflects the following:

Purchase of land, building, and furniture, fixtures and equipment of $105,000; and

Cash paid of $400 for hotel acquisition costs; and

Net working capital deficit of $1,542.

 


 

Pebblebrook Hotel Trust
Unaudited Pro Forma Income Statement
For the three months March 31, 2010
(in thousands, except share and per share data)
                                                 
            Acquisition of                            
    Historical     Doubletree Bethesda     Acquisition of Sir     Acquisition of             Pro Forma  
    Pebblebrook     Hotel and Executive     Francis Drake     InterContinental     Pro Forma     Pebblebrook  
    Hotel Trust     Meeting Center (1)     Hotel (2)     Buckhead Hotel (3)     Adjustments     Hotel Trust  
REVENUE
                                               
Room
  $     $ 2,197     $ 3,354     $ 4,303     $     $ 9,854  
Food and beverage
          503       3,249       3,341             7,093  
Other operating department
          466       482       475             1,423  
 
                                   
Total revenues
          3,166       7,085       8,119             18,370  
 
                                   
EXPENSES
                                               
Hotel operating expenses:
                                               
Room
          453       1,598       1,281       14 (4)     3,346  
Food and beverage
          483       2,539       2,070             5,092  
Other direct expenses
          151                         151  
Other indirect expenses
          1,307       2,585       1,900       224 (4)     6,016  
 
                                   
Total hotel operating expenses
          2,394       6,722       5,251       238       14,605  
 
                                   
 
Depreciation and amortization
          480       1,375       995       (983) (5)     1,867  
Real estate taxes, personal property taxes & insurance
          147       386       446             979  
Ground rent
                                   
General and administrative
    1,576                               1,576  
Acquisition transaction costs
                                   
 
                                   
Total operating expenses
    1,576       3,021       8,483       6,692       (745 )     19,027  
 
                                             
 
Operating income (loss)
    (1,576 )     145       (1,398 )     1,427       745       (657 )
Interest income
    977                         (667) (6)     310  
Interest expense
          (649 )     (460 )           1,109 (7)      
Other income
                                   
 
                                   
Income (loss) before income taxes
    (599 )     (504 )     (1,858 )     1,427       1,187       (347 )
 
                                   
Income tax benefit (expense)
                            (73) (8)     (73 )
 
                                   
Net income (loss)
  $ (599 )   $ (504 )   $ (1,858 )   $ 1,427     $ 1,114     $ (420 )
 
                                   
Loss per common share, basic and diluted
  $ (0.03 )                                   $ (0.02 )
 
                                           
Weighted average number of common shares, basic and diluted
    20,260,046                                       20,260,046  
 
                                           
 
 
(1)   Reflects the historical unaudited statement of operations of the Doubletree Bethesda Hotel and Executive Meeting Center for the three months ended March 31, 2010.
 
(2)   Reflects the historical unaudited statement of operations of the Sir Francis Drake Hotel for the three months ended March 31, 2010.
 
(3)   Reflects the historical unaudited statement of operations of the InterContinental Buckhead Hotel for the three months ended March 31, 2010.
 
(4)   Reflects adjustment to record management fees, based on the new management agreement, for the Intercontinental Buckhead Hotel as the fees were not assessed since the hotel was self-managed.
 
(5)   Reflects adjustment to depreciation expense based on the Company’s cost basis in the acquired hotel properties and its accounting policy for depreciation. Depreciation is computed using the straight-line method over the estimated useful lives of the assets, generally 40 years for building and seven years for furniture, fixtures and equipment.
 
(6)   Reflects removal of historical interest income associated with a reduction in cash invested in interest bearing accounts in conjunction with the acquisitions of the Doubletree Bethesda Hotel, Sir Francis Drake Hotel, and the InterContinental Buckhead Hotel.
 
(7)   Reflects removal of historical interest expense associated with debt which was not assumed in conjunction with the acquisitions of the Doubletree Bethesda Hotel and Sir Francis Drake Hotel. The InterContinental Buckhead Hotel did not have debt prior to acquisition.
 
(8)   Reflects adjustment to record pro forma income taxes related to the Company’s taxable REIT subsidiary subsequent to the hotel acquisitions. The Company’s taxable REIT subsidiary’s pro forma pre-tax net income was $184 for the three months ended March 31, 2010. The pro forma income tax was calculated using the taxable REIT subsidiary’s estimated effective tax rate of 40%.

 


 

Pebblebrook Hotel Trust
Unaudited Pro Forma Income Statement
For the year ended December 31, 2009
(in thousands, except share and per share data)
                                                         
            Acquisition of                                    
    Historical     Doubletree Bethesda     Acquisition of Sir     Acquisition of                     Pro Forma  
    Pebblebrook Hotel     Hotel and Executive     Francis Drake Hotel     InterContinental     Pro Forma             Pebblebrook Hotel  
    Trust     Meeting Center (1)     (2)     Buckhead Hotel (3)     Adjustments             Trust  
REVENUE
                                                       
Room
  $     $ 11,119     $ 16,065     $ 16,188     $             $ 43,372  
Food and beverage
          2,184       14,349       12,345                     28,878  
Other operating department
          2,406       2,063       2,077                     6,546  
 
                                         
Total revenues
          15,709       32,477       30,610                     78,796  
 
                                           
 
                                                       
EXPENSES
                                                       
Hotel operating expenses:
                                                       
Room
          2,143       6,970       4,775       57       (4 )     13,945  
Food and beverage
          2,014       10,767       7,749                     20,530  
Other direct expenses
          648                                 648  
Other indirect expenses
          5,785       10,450       7,527       849       (4 )     24,611  
 
                                         
Total hotel operating expenses
          10,590       28,187       20,051       906               59,734  
 
                                           
 
                                                       
Depreciation and amortization
          1,926       5,439       5,708       (5,600 )     (5 )     7,473  
Real estate taxes, personal property taxes & insurance
          491       1,756       1,261                     3,508  
Ground rent
                                           
General and administrative
    262                           7,363       (6 )     7,625  
Acquisition transaction costs
                            3,300       (7 )     3,300  
 
                                         
Total operating expenses
    262       13,007       35,382       27,020       5,969               81,640  
 
                                                       
 
                                                     
Operating income (loss)
    (262 )     2,702       (2,905 )     3,590       (5,969 )             (2,844 )
Interest income
    115                                     115  
Interest expense
          (2,638 )     (1,958 )           4,596       (8 )      
Other income
          3       5                           8  
 
                                         
Income (loss) before income taxes
    (147 )     67       (4,858 )     3,590       (1,373 )             (2,721 )
 
                                           
Income tax benefit (expense)
                            (315 )     (9 )     (315 )
 
                                         
Net income (loss)
  $ (147 )   $ 67     $ (4,858 )   $ 3,590     $ (1,688 )           $ (3,036 )
 
                                           
 
                                                       
Loss per common share, basic and diluted
  $ (0.04 )                                           $ (0.15 )
 
                                                   
 
                                                       
Weighted average number of common shares, basic and diluted
    4,011,198                                       (10 )     20,260,046  
 
                                                   
 
 
(1)   Reflects the historical audited statement of operations of the Doubletree Bethesda Hotel and Executive Meeting Center for the year ended December 31, 2009.
 
(2)   Reflects the historical audited statement of operations of the Sir Francis Drake Hotel for the year ended December 31, 2009.
 
(3)   Reflects the historical audited statement of operations of the InterContinental Buckhead Hotel for the year ended December 31, 2009.
 
(4)   Reflects adjustment to record management fees, based on the new management agreement, for the Intercontinental Buckhead Hotel as the fees were not assessed since the hotel was self-managed.
 
(5)   Reflects adjustment to depreciation expense based on the Company’s cost basis in the acquired hotel properties and its accounting policy for depreciation. Depreciation is computed using the straight-line method over the estimated useful lives of the assets, generally 40 years for building and seven years for furniture, fixtures and equipment.
 
(6)   Reflects adjustment to record full year corporate general and adminstrative expenses, including employee payroll and benefits, share-based compensation expense, board of trustee fees, investor relation costs, professional fees, and other costs of being a public company.
 
(7)   Reflects adjustment to record transaction costs incurred to acquire the three hotels.
 
(8)   Reflects removal of historical interest expense associated with debt which was not assumed in conjunction with the acquisitions of the Doubletree Bethesda Hotel and Sir Francis Drake Hotel. The InterContinental Buckhead Hotel did not have debt prior to acquisition.
 
(9)   Reflects adjustment to record pro forma income taxes related to the Company’s taxable REIT subsidiary subsequent to the hotel acquisitions. The Company’s taxable REIT subsidiary’s pro forma pre-tax net income was $788 for the year ended December 31, 2009. The pro forma income tax was calculated using the taxable REIT subsidiary’s estimated effective tax rate of 40%.
 
(10)   Reflects number of common shares issued and outstanding as if the Company’s IPO and private placement transactions had occurred on January 1, 2009 .