Summary of Service Properties Trust Q1 2026 Earnings Call

1Key Financial Results and Metrics

Normalized Funds from Operations (FFO): $7.4 million, or $0.04 per share, down from $0.07 per share year-over-year.

Hotel Portfolio Performance: RevPAR increased by 6.7% across 93 hotels; however, hotel EBITDA decreased by 9.2% to $18.4 million, impacted by properties being marketed for sale.

Net Lease Portfolio: NOI declined by $2.2 million year-over-year, primarily due to credit loss reserves.

Debt Management: Successfully raised approximately $1.5 billion through capital markets, reducing annual cash interest expenses by $59 million.

Balance Sheet: $4.7 billion in debt with a weighted average interest rate of 5.65%. No unsecured debt maturities until 2028.

2Strategic Updates and Business Highlights

Capital Recycling Program: Continued focus on selling underperforming assets. Sold a 133-key hotel for $7.1 million and advanced marketing for 15 Sonesta-managed hotels.

Asset Management: Strong performance in the retained hotel portfolio with RevPAR growth of 7.5% and EBITDA increase of 2.1% to $26.2 million.

Renovation Efforts: Approximately half of the retained hotels have undergone or are undergoing major renovations, aimed at driving future revenue growth.

Net Lease Portfolio: 701 properties across 42 states, 97% leased, with a focus on necessity-based brands.

3Forward Guidance and Outlook

Normalized FFO Guidance: Increased to a range of $124 million to $144 million for the year, or $0.24 to $0.27 per share.

Hotel EBITDA and NOI Guidance: Reaffirmed for the full year, with expectations for continued growth in retained hotel performance.

Capital Expenditures: Projected total CapEx for the year at $121.14 million.

4Bad News, Challenges, or Points of Concern

Declining Metrics: Hotel EBITDA decreased due to properties being marketed for sale, contributing to a $7.2 million decline in normalized FFO.

Credit Losses: Recorded $2 million in credit losses related to two franchisees filing for bankruptcy, impacting net lease NOI.

Market Pricing: Softer pricing for marketed hotels compared to initial expectations, particularly for the operationally challenged full-service hotels.

Insurance Costs: Rising insurance expenses negatively affected hotel margins, which declined despite increased RevPAR.

5Notable Q&A Insights

Net Lease Operating Expenses: Increased primarily due to property taxes and credit losses; expected to be a one-time hit.

Hotel Sales Timeline: Expecting to close on hotel sales in the second half of the year, with a focus on reallocating capital.

Tenant Credit Issues: Anticipated recovery from bankruptcy processes, with potential for improved rent payments as transitions occur.

Board and Leadership Changes: New board member with lodging experience is being sought, and new leadership at Sonesta is expected to enhance operational performance.

Interest Expense Savings vs. FFO Uplift: The difference is attributed to net lease credit losses, which are expected to trend lower as the year progresses. Overall, Service Properties Trust is navigating a challenging environment with strategic asset management and capital restructuring efforts aimed at long-term growth and stability.