American Hotel Income Properties REIT Q4 2025 Earnings Report

American Hotel Income Properties REIT EPS Results

• Actual EPS: -C$0.27
• Consensus EPS: N/A
• Beat/Miss: N/A
• One Year Ago EPS: N/A

American Hotel Income Properties REIT Revenue Results

• Actual Revenue: $52.59 million
• Expected Revenue: N/A
• Beat/Miss: N/A
• YoY Revenue Growth: N/A

American Hotel Income Properties REIT Announcement Details

• Quarter: Q4 2025
• Date: 3/31/2026
• Time: After Market Closes
• Conference Call Date: Tuesday, March 31, 2026
• Conference Call Time: 1:00PM ET

American Hotel Income Properties REIT (TSE:HOT.UN) is a trust that invests in hotel real estate properties. The company's primary business is owning Premium Branded hotels, which have franchise agreements with international hotel brands including Marriott, Hilton, and IHG. It generates revenue from the room, food, beverage, and other revenue. The other revenue is comprised of conference room rentals, parking revenues, and other incidental income.

American Hotel Income Properties REIT Q4 2025 Earnings Call Transcript

Key Takeaways

• Positive Sentiment: AHIP accelerated asset sales and refinancings in 2025, disposing of 18 hotels for $161 million (35 assets, $334M since 2024) and has 8 properties under contract for ~$137 million expected to close in H1 2026, with proceeds used to pay down CMBS and portfolio debt.
• Negative Sentiment: Liquidity tightened after redeeming $25 million of Series C preferred shares (unrestricted cash ~ $12M as of Mar 24, 2026), while the remaining $25M of Series C and 6% debentures due Dec 31, 2026 create a near-term financing need.
• Negative Sentiment: Operating performance was pressured: same-store revenue was flat, portfolio RevPAR roughly flat at $101, but NOI margin fell ~313 bps for the year (Q4 down 565 bps) and normalized diluted FFO was $0.00 for 2025 and ‑$0.07 for the quarter.
• Neutral Sentiment: The U.S. subsidiary no longer qualifies as a REIT and is treated as a taxable C corporation, which management says provides flexibility to pursue asset-sale strategies and other alternatives to maximize value.
• Positive Sentiment: Management repurchased the maximum under the 2025 NCIB (≈7.5M units at CAD 0.43) and launched a new NCIB for up to 6.8M units, signaling belief that AHIP's units trade below underlying asset value.

Presentation

[Operator]

Good day, and welcome to the American Hotel Income Properties REIT LP's fourth quarter results conference call. At this time, all participants are in a listen-only mode. Before beginning the call, AHIP would like to remind listeners that the following discussions will include forward-looking information within the meaning of applicable Canadian securities laws, which forward-looking information is qualified by this statement. Comments that are not a statement of fact, including projections of future earnings, revenue, income, and FFO are considered forward-looking and are based on certain assumptions and involve various risks and uncertainties. The risks and uncertainties that, if realized and assumptions that, if false, could cause AHIP's actual financial and operating results to differ significantly from forward-looking information discussed today are detailed in AHIP's public filings, which will be available on AHIP's website at ahipreit.com as well as on SEDAR.

[Operator]

Participants on this call should not place undue reliance on such information, which is provided based on management's expectations and assumptions as of the date of this call. AHIP does not undertake any obligation to publicly update such information to reflect subsequent events or circumstances except as required by law. On this call, AHIP will discuss certain non-IFRS financial measures. For the definition of these non-IFRS financial measures, the most directly comparable IFRS financial measures, and a reconciliation between the two, please refer to their MD&A. Reference to prior years' operating results are in comparison of AHIP's portfolio of 31 properties results in that period versus the same properties results today, unless otherwise indicated. All figures discussed on today's call are in U.S. dollars, unless otherwise indicated. A replay of this call will be available on AHIP's website. Discussing AHIP's performance today are John O'Neill, Chief Executive Officer, Bruce Pittet, Chief Operating Officer, and Travis Beatty, Chief Financial Officer. I'll now turn the call over to John O'Neill, Chief Executive Officer. Please go ahead.

[John O'Neill, CEO at American Hotel Income Properties REIT]

Great. Thank you, operator, and thank you everyone for joining us today for our fourth quarter and full-year financial results conference call. Firstly, I would like to say I'm pleased and honored to have stepped back in as CEO of AHIP at the end of 2025 and to lead AHIP at this important juncture. I look forward to working closely with our board to drive value for our unitholders. AHIP's board and management team continue to advance our plan to strengthen AHIP's financial position and preserve long-term value for our unitholders by addressing upcoming obligations with asset sales and loan refinancings. During 2025, AHIP completed the dispositions of 18 hotel properties for total gross proceeds of $161 million and completed two loan refinancings for total gross proceeds of $144 million.

[John O'Neill, CEO at American Hotel Income Properties REIT]

The net proceeds from these sales, along with a portion of the proceeds from the recent loan refinancings, were used to repay the CMBS loans secured by those properties and a portion of the portfolio loan. Since 2024, we've sold 35 assets for total gross proceeds of $334 million. We continued to make progress on our disposition program in Q4. During the quarter, we completed the disposition of six hotel properties for total gross proceeds of $70 million. For the year, the combined sales price for the 18 hotel properties sold represents a blended cap rate of 7.6% on 2024 hotel EBITDA, demonstrating value well beyond AHIP's current unit price for its portfolio. Subsequent to the quarter, we've closed on the sale of a hotel located in Pennsylvania for approximately $8 million.

[John O'Neill, CEO at American Hotel Income Properties REIT]

Furthermore, we have eight additional properties under purchase and sale agreements for estimated total gross proceeds of $137 million, all of which are expected to close in the first half of 2026. AHIP has no secured debt maturing until the fourth quarter of 2026. Effective January 28th, 2026, the dividend rate on our outstanding Series C preferred shares increased from 9%-14% per annum. Additionally, AHIP's 6% unsecured subordinated convertible debentures are due December 31st, 2026. Accordingly, AHIP's objective remains to raise sufficient capital to address the redemption of the preferred shares and the debentures. We've made significant progress towards this objective over the past 12 months, and earlier this month, we redeemed $25 million of the outstanding preferred shares, which results in a remaining amount of $25 million.

[John O'Neill, CEO at American Hotel Income Properties REIT]

As previously mentioned, AHIP currently has eight hotels under contract for sale, with additional hotels under consideration for sale. In 2026, AHIP will assess which of the marketed hotels will provide the most attractive combination of certainty, valuation, and net proceeds to address our future obligations. The number of potential hotel dispositions will be dependent on, among other things, regional market factors, hotel performance, hotel size, and nature and value of the offers. We believe that our units are currently trading below their underlying value based on AHIP's assets. Under our 2025 NCIB, AHIP purchased and canceled the maximum total of 7.5 million units, representing approximately 10% of our public float at a weighted average price of CAD 0.43 per unit Canadian. In December 2025, the TSX approved AHIP's notice of intention to make a normal course issuer bid.

[John O'Neill, CEO at American Hotel Income Properties REIT]

The notice provides that AHIP may, during the 12 month period commencing December 30th, 2025, and ending December 29th, 2026, purchase up to 6.8 million units trading, representing 10% of the public float. I'll now turn the call over to Bruce Pittet, Chief Operating Officer, to discuss fourth quarter and full year hotel operations. Travis Beatty, Chief Financial Officer, will then highlight key financial metrics. Bruce?

[Bruce Pittet, COO at American Hotel Income Properties REIT]

Thank you, John, and good morning, everyone. Looking at full year 2025, the operating theme was comprised of choppy top-line performance throughout the year, leading to flat year-over-year revenue performance, with continued expense pressures challenging margins. AHIP's portfolio of premium branded select service hotel properties saw a RevPAR decrease of 20 basis points, finishing at $101. For the year, total revenue was flat to 2024 on a same-store basis. For the quarter, RevPAR increased by 10 basis points year-over-year. Throughout 2025, the portfolio demonstrated strong RevPAR index penetration, finishing at a 117 index or up 4% year-over-year, which speaks to the quality of AHIP's assets. Broadly, in 2025, leisure-linked segments remained strong. Government revenue dropped year-over-year by 2%, driven by the shift in government spending priorities.

[Bruce Pittet, COO at American Hotel Income Properties REIT]

Group segment also pulled back by about 5%, driven by a combination of sales performance and market demand shifts. For full year 2025, our 31 hotels had an occupancy of 72% or flat to 2024 levels. Q4 was impacted by travel disruptions related to the government shutdown that occurred in October and the first half of November. Also in October, one of AHIP's hotels, Courtyard Tampa North in Florida, had a guest room fire which caused the hotel to be closed for three days and numerous guest rooms to be out of service in October and November. For Q4, occupancy was 69%, down 1% compared to the same period in 2024. ADR was relatively flat in 2025 compared to 2024, but strengthened in the second half of the year.

[Bruce Pittet, COO at American Hotel Income Properties REIT]

ADR for our 31 hotels finished at $141 for full year 2025, in line with 2024. For the quarter, ADR was $137, up 1.5% year-over-year. We reference three distinct segments of our business: extended stay, select service, and our Embassy Suites hotels. During 2025, excluding extended stay continued to be the strongest performing vertical in the AHIP portfolio, with RevPAR finishing at $107 or at 104% of 2024 levels. The select service segment achieved a RevPAR of $97. This represents a 3% decline versus 2024. The Embassy Suites segment achieved a RevPAR of $103, up slightly year-over-year. Margins continued to face pressures with costs outpacing revenues.

[Bruce Pittet, COO at American Hotel Income Properties REIT]

NOI margin decreased by 313 basis points to 27.9% for the year compared to 2024. For the fourth quarter, NOI margin was down 565 basis points to 19.7% compared to the same period in 2024. Inconsistent operating performance at the asset level, operational disruptions such as GM turnover, elevated maintenance and utility expenses, and an unanticipated year-end operating adjustments negatively impacted the bottom line. Included in the fourth quarter of 2025 was a one-time non-cash expense of $1.3 million related to the reduction of other accounts receivable which adversely impacted margin. This reduction is attributable to a change in an estimate for collectibility of certain items from 2024 and prior years. Turning to AHIP's capital program, total 2025 FF&E spend was $9 million, and PIP spend was approximately $1.5 million. Escrow recoveries were $7.6 million, resulting in a net capital spend of $2.9 million for the year.

[Bruce Pittet, COO at American Hotel Income Properties REIT]

In 2025, AHIP completed the design of four hotel renovations with the Fairfield South Hill, Virginia, and the Hampton Emporia, Virginia, being active projects. The renovation of the Fairfield South Hill began in November 2025 and is substantially complete at the end of Q1 2026. AHIP anticipates starting the renovation of the Hampton Emporia in Q2 2026. Two renovation de-design projects were substantially completed for potential 2026 renovations at the Fairfield Inn Titusville, Florida, and the Courtyard Wall, New Jersey. January results for the AHIP 30 showed occupancy at 58%, ADR at $132, and RevPAR at $77 or 94% of January 2025 RevPAR levels. Frigid and stormy weather in the U.S. Midwest, Mid-Atlantic and Northeast caused travel disruptions, impacting January results.

[Bruce Pittet, COO at American Hotel Income Properties REIT]

Preliminary February results indicate an upward trend with occupancy of 71%, ADR of $145, and RevPAR of $102, or 3% above February 2025 RevPAR levels. With that update on our hotel operations, I'll now turn the call over to Travis to highlight key financial and capital metrics for the fourth quarter and full year.

[Travis Beatty, CFO at American Hotel Income Properties REIT]

Thank you, Bruce. Good morning, everyone. On a same-store basis, full year 2025 revenue was $154.7 million, flat to 2024. Normalized diluted funds from operation or FFO was nil for the year and $-0.07 cents for the quarter, compared to normalized FFO of $0.19 cents per unit for the full year in 2024 and nil in Q4 2024. During the quarter, there are one-time expenses of $3.1 million related to the settlement under an employment agreement and a reduction in an estimate of collectibility of other receivables from 2024 and earlier. At December 31, 2025, AHIP had an unrestricted cash balance of $36.4 million, compared to $27.8 million at December 31, 2024. The increase in cash was primarily due to net inflows from property dispositions in 2025.

[Travis Beatty, CFO at American Hotel Income Properties REIT]

At December 31, 2025, AHIP held a restricted cash balance of $23.2 million and had an additional $15 million available under the portfolio loan for capital improvements related to properties secured by the loan. At March 24, 2026, AHIP had an unrestricted cash balance of approximately $12 million and restricted cash balance of approximately $23.5 million, with the reduction in the unrestricted cash balance being primarily attributable to the redemption of $25 million of Series C shares on March 13, 2026. Debt to gross book value is 48.7% at December 31, 2025, a decrease of 60 basis points compared to the prior year. Debt to EBITDA at December 31, 2025 was 9.4 times, an increase of 1.4 times compared to the prior year.

[Travis Beatty, CFO at American Hotel Income Properties REIT]

During 2025, unitholders approved an amendment to the LP agreement to provide the board with the discretion to cause the U.S. subsidiary to cease to qualify as a real estate investment trust. Such steps were completed in the third quarter, and the U.S. subsidiary no longer qualifies as a REIT. The U.S. subsidiary being treated as a taxable C corp rather than a REIT will provide AHIP with the necessary flexibility to manage its financial obligations and effectively pursue potential alternatives for maximizing the value of AHIP's portfolio of assets, including asset sales or a series of asset sales. I'll now turn the call back over to John for some closing remarks.

[John O'Neill, CEO at American Hotel Income Properties REIT]

Thank you, Travis. 2025 was a challenging year across the industry. Although the macroeconomic backdrop heading into 2026 remains uncertain, we believe AHIP's diversified portfolio of premium branded select service hotels with a focused operating model is well-positioned to generate long-term value for unitholders. We have made significant progress on our strategic plan. Our recent asset sales has improved the overall portfolio asset quality while also reducing leverage. We continue to see strong interest from buyers in our hotels. Our near-term objective is to address the preferred shares and debentures. With the recently completed asset sales and refinancings and no debt maturing until fourth quarter 2026, AHIP has sufficient time with a stable cash position to consider alternatives to address these future obligations in an orderly manner.

[John O'Neill, CEO at American Hotel Income Properties REIT]

We recently redeemed 25 million of the outstanding Series C preferred shares and will be considering all strategic opportunities to deliver value to unitholders, including additional hotel sales, repayment of the debentures, and full redemption of the preferred shares. That concludes our remarks. Thank you again, everyone, for joining us on our call today. I look forward to speaking with you in May when we first report our Q1 2026 results. Thank you.

[Operator]

This does conclude today's conference call. Thank you for participating, and you may now disconnect.

Participants

Executives

• Bruce Pittet, COO
• John O'Neill, CEO
• Travis Beatty, CFO