Park Lodges & Resorts: No Enlargement Doable Due To Their Massive Debt Drawback (NYSE:PK)


I’m trying again at an actual property funding belief (“REIT”) I purchased in my portfolio in mid-2020. This REIT is Park Lodges & Resorts Inc. (NYSE:PK). Park Lodges spun off from Hilton in 2017 in an effort to decrease their taxes and improve shareholder worth. Shareholders holding Hilton Worldwide (HLT) shares did effectively, however Park Lodges’ share worth lagged.

PK Whole Return Stage information by YCharts

Park Lodges is a REIT with an actual property portfolio of roughly 60 accommodations and resorts. Lodges and resorts have been hit onerous by the obligatory closures throughout the corona disaster. On the time, it was my “hypothesis” hoping issues would work out, so I took a small place in Park Lodges. Originally of 2021, I offered my place for a revenue.

I wish to go on vacation, the accommodations and resorts of Park Lodges look neat, however I nonetheless give it a promote ranking due to the big quantity of debt on their stability sheet. I count on this may deter them from making future investments. The proceeds from the fairness providing must be used together with refinancing their debt to cut back their debt burden. This isn’t a superb prospect.

Monetary Enchancment, However Excessive Debt Burden

Park Lodges’ monetary place has vastly improved for the reason that corona disaster. In 2020, their gross sales fell by 71%, however in 2021 their gross sales are about half of their 2019 gross sales. There may be clearly seen restoration.

Park Lodges lately raised their outlook in Could. Their EBITDA has improved considerably for the reason that coronavirus disaster and their RevPAR and Adjusted EBITDA expectations have been revised upwards.

Increased Q2 2022 Guidance - May 2022 Investor Presentation

Elevated Q2 2022 Steerage (Could 2022 Investor Presentation )

I am not going to make use of their present numbers on this evaluation, as I count on the restoration to proceed and their revenues to return to 2019 ranges.

What worries me is their long-term money owed. Main repayments can be made in 2023 and 2026. The opposite money owed are effectively distributed over the opposite years. Within the years 2024, 2027, 2030 and past, there is a chance to refinance their massive debt from 2023 and 2026 – at increased rates of interest.

Debt Maturity Schedule - May 2022 Investor Presentation

Debt Maturity Schedule (Could 2022 Investor Presentation)

Refinancing can be a great possibility, however I think Park Lodges might want to challenge further shares to fulfill their debt obligations. Of their 2019 annual report (their greatest yr), Park Lodges generated an adjusted funds from operations (“FFO”) of $613 million.

Adjusted FFO 2019 and 2018 - 2019 Annual Report

Adjusted FFO 2019 and 2018 (2019 Annual Report)

If we examine the adjusted FFO of $613 million for 2019 with their debt stage for the approaching years, we see that their debt stage is increased than their 2019 adjusted FFO. They must refinance the excessive debt in 2023 and 2026 at the next rate of interest. The adjusted FFO of 2019 is essentially the most favorable stage, Park Lodges continues to be on observe to recuperate.

Debt maturity schedule and adjusted FFO 2019 - May 2022 Investor Presentation and Authors' Own Modification

Debt maturity schedule and adjusted FFO 2019 (Could 2022 Investor Presentation and Authors’ Personal Modification)

In parallel with the refinancing, they will elevate cash by issuing further shares. Nonetheless, that is disadvantageous for shareholders if the proceeds are solely used to repay money owed, as a result of this doesn’t generate any earnings and dilute shares. A REIT usually points shares to put money into actual property, which in flip generates rental earnings. 90% of the revenue is paid out as a dividend.

Park Lodges’ money owed are usually excessive and I count on that they won’t be able to make new investments and must focus fully on paying off their money owed.

Lastly, attainable closures resulting from corona pose a threat to the leisure sector. And accommodations and resorts are categorized as high-risk shares as a result of they usually fall sharply throughout financial recessions. However this additionally affords alternatives, by shopping for the deeply depressed resort shares whose firms are financially wholesome, very excessive inventory returns could be anticipated. For now, it stays to be seen what’s going to occur within the close to future. US GDP fell within the second quarter, however unemployment stays low. I give Park Lodges a promote ranking resulting from their excessive debt, unstable nature of accommodations and resorts, and questionable financial outlook.


Park Lodges is a REIT that manages and rents roughly 60 accommodations and resorts and was spun off from Hilton in 2017. Lodges and resorts had been hit onerous by the obligatory closures because of the corona disaster, together with Park Lodges. Park Lodges have proven a robust restoration and is effectively on their option to recuperate from the corona pandemic. Nonetheless, I feel their long-term debt is just too excessive in comparison with the adjusted FFO from 2019 (their greatest yr). Big money owed are excellent for 2023 and 2026, which they must refinance at the next rate of interest. The upper rates of interest will have an effect on their working earnings. The debt over the opposite years can be excessive in comparison with their adjusted FFO of 2019. In consequence, I do not count on them to have the ability to make new investments.

A REIT has the choice to challenge further shares. It is smart that Park Lodges do that to cut back their debt, however it’s not helpful for shareholders. As a result of Park Lodges is extremely indebted and subsequently has little room for enlargement, the unstable nature of accommodations and resorts and the subdued financial outlook make this inventory a promote.

Wide shot of man drinking coffee and working on laptop while partner relaxes in hammock on deck of luxury tropical beach villa at sunrise

Thomas Barwick