Urban Event Demand And Brand Conversions Will Support A Stronger Future For This Hotel REIT

Catalysts

About RLJ Lodging Trust

RLJ Lodging Trust is a US-focused hotel real estate investment trust with a portfolio concentrated in urban, full service and upscale hotels across major business and tourism markets.

What are the underlying business or industry changes driving this perspective?

• Concentration in urban markets that benefit from diverse demand drivers such as concerts, sports, special events and business travel, including strong recent RevPAR performance in San Francisco CBD, positions RLJ to capture higher room revenue and improved hotel EBITDA when citywide activity is healthy.
• Exposure to Northern California and broader tech centric markets where AI related corporate travel, events and office leasing are increasing, combined with improving safety conditions and tighter return to office policies, supports higher business travel volumes and potentially stronger average daily rates, which can flow through to earnings.
• Ongoing conversions to higher earning brand affiliations such as Marriott’s Autograph Collection and Hilton’s Tapestry Collection, often in prime, supply constrained locations, are intended to improve brand-driven demand and mix, which management targets to translate into meaningful EBITDA growth and stronger net margins.
• Focus on growing out of room spend through food and beverage concepts, markets, repurposed meeting space and other ancillary offerings, which already saw non room revenue growth outpace RevPAR, gives RLJ additional revenue streams with attractive margins that can support total revenue and hotel EBITDA even when occupancy is under pressure.
• A lean operating model with tight cost control, limited use of contract labor and disciplined capital allocation, combined with a largely unencumbered portfolio and around US$1b of liquidity, provides flexibility to fund high return renovations and conversions while aiming to support free cash flow and adjusted FFO.

Assumptions

How have these above catalysts been quantified?

• This narrative explores a more optimistic perspective on RLJ Lodging Trust compared to the consensus, based on a Fair Value that aligns with the bullish cohort of analysts.
• The bullish analysts are assuming RLJ Lodging Trust's revenue will grow by 2.6% annually over the next 3 years.
• The bullish analysts assume that profit margins will increase from -0.1% today to 4.0% in 3 years time.
• The bullish analysts expect earnings to reach $58.6 million (and earnings per share of $0.16) by about July 2029, up from -$1.3 million today. However, there is some disagreement amongst the analysts with the more bearish ones expecting earnings as low as $7.7 million.
• In order for the above numbers to justify the price target of the more bullish analyst cohort, the company would need to trade at a PE ratio of 44.6x on those 2029 earnings, up from -1280.8x today. This future PE is greater than the current PE for the US Hotel and Resort REITs industry at 27.9x.
• The bullish analysts expect the number of shares outstanding to grow by 0.4% per year for the next 3 years.
• To value all of this in today's terms, we will use a discount rate of 9.87%, as per the Simply Wall St company report.

Risks

What could happen that would invalidate this narrative?

• The third quarter RevPAR contraction of 5.1%, with both occupancy and average daily rate under pressure and full year 2025 comparable RevPAR now guided to a range between a 1.9% and 2.6% decline, shows that weaker demand conditions in key markets can persist and weigh on room revenue, hotel EBITDA and adjusted FFO.
• Reliance on citywide events, group business and large occasions such as conventions, political events and sporting tournaments leaves the portfolio exposed to softer event calendars, shifts in timing and government related disruptions such as the current shutdown, which can reduce compression, limit pricing power and pressure total revenue and margins.
• The business model is becoming more dependent on out of room revenue from food and beverage, markets and repurposed space. This revenue has recently grown faster than RevPAR, so any long term slowdown in on property spending or changes in guest behavior could dilute this contribution and weigh on total revenue growth and EBITDA flow through.
• Urban exposure in higher cost markets such as San Francisco, New York and other major cities comes with rising wages and operating expenses. If rate growth does not keep pace with these higher structural costs over time, hotel EBITDA margins and overall earnings could compress.
• Renovations and conversions in locations such as Waikiki, South Florida, Pittsburgh and Boston require meaningful capital and are already seeing delayed ramps because of softer demand and government related headwinds. If the expected uplift in room and non room revenue does not materialize over the longer term, returns on invested capital and future earnings could fall short of optimistic expectations.

Valuation

How have all the factors above been brought together to estimate a fair value?

• The assumed bullish price target for RLJ Lodging Trust is $13.0, which represents up to two standard deviations above the consensus price target of $10.43. This valuation is based on what can be assumed as the expectations of RLJ Lodging Trust's future earnings growth, profit margins and other risk factors from analysts on the bullish end of the spectrum.
• However, there is a degree of disagreement amongst analysts, with the most bullish reporting a price target of $13.0, and the most bearish reporting a price target of just $8.5.
• In order for you to agree with the more bullish analyst cohort, you'd need to believe that by 2029, revenues will be $1.5 billion, earnings will come to $58.6 million, and it would be trading on a PE ratio of 44.6x, assuming you use a discount rate of 9.9%.
• Given the current share price of $11.35, the analyst price target of $13.0 is 12.7% higher.
• We always encourage you to reach your own conclusions though. So sense check these analyst numbers against your own assumptions and expectations based on your understanding of the business and what you believe is probable.