Earnings call transcript: Braemar Hotel misses Q4 2024 EPS expectations

Braemar Hotel & Resorts Inc. reported a net loss of $31.1 million for the fourth quarter of 2024, translating to an earnings per share (EPS) of -$0.47, falling short of the forecasted -$0.33. The company’s revenue, however, exceeded expectations, reaching $173.34 million against a forecast of $165.31 million. Despite the revenue beat, the stock declined by 1.58% in after-hours trading, reflecting investor concerns over the earnings miss.

Key Takeaways

• Braemar missed EPS expectations by $0.14, signaling potential operational challenges.
• Revenue surpassed forecasts, indicating strong sales performance.
• Stock price fell 1.58% post-earnings, highlighting investor disappointment.
• Completed renovations and strong group bookings offer positive future prospects.
• High net debt to gross assets ratio remains a concern for financial stability.

Company Performance

Braemar Hotel & Resorts reported a challenging quarter with a significant earnings miss, yet it showed resilience in revenue generation. The company’s net loss for the full year 2024 was $50.9 million, or $0.77 per diluted share. Despite these losses, the company maintained strong operational performance, with a 30 basis point increase in gross operating profit margin compared to 2019. The hospitality industry, particularly the resort segment, continues to face slow supply growth, which could benefit Braemar’s luxury properties.

Financial Highlights

• Revenue: $173.34 million, exceeding forecasts by $8.03 million.
• Earnings per share: -$0.47, missing forecasts by $0.14.
• Adjusted EBITDAre for Q4: $30.2 million.
• Total (EPA:TTEF) assets: $2.1 billion; Total loans: $1.2 billion with a 7.2% average interest rate.
• Cash and cash equivalents: $135.5 million.

Earnings vs. Forecast

Braemar’s actual EPS of -$0.47 fell short of the forecasted -$0.33, marking a significant miss of $0.14. The revenue, however, came in stronger than expected at $173.34 million versus the forecasted $165.31 million, representing a positive surprise in sales performance.

Market Reaction

Following the earnings announcement, Braemar’s stock price decreased by 1.58%, closing at approximately $2.55. This decline reflects investor disappointment with the earnings miss, despite the positive revenue surprise. The stock remains within its 52-week range, suggesting that the market reaction is contained within broader market trends.

Outlook & Guidance

Looking forward, Braemar expects steady growth in resort markets and no remaining debt maturities in 2025 after current refinancing. The company is optimistic about its strong group booking pace and plans to continue focusing on revenue optimization and expense management.

Executive Commentary

"We’re set up to really perform well the next couple of years," stated Richard Stockton, CEO, highlighting the company’s strategic positioning. Chris Nixon, EVP Asset Management, added, "We’ve been very happy with January performance," indicating a positive start to the year.

Risks and Challenges

• High net debt to gross assets ratio could impact financial flexibility.
• Continued financial losses may pressure future profitability.
• Market saturation in urban hotels could limit growth opportunities.
• Macroeconomic pressures may affect consumer spending on luxury travel.
• Supply chain challenges could impact renovation timelines and costs.

Q&A

During the earnings call, analysts inquired about the development in Tahoe and the company’s small project pipeline. Questions also focused on January demand drivers, market conditions, and transaction market potential, with executives confirming restrictions on common stock repurchases.

Full transcript - Braemar Hotel & Resorts Inc (BHR) Q4 2024:

Regina, Conference Operator: Hello, and thank you for standing by. My name is Regina, and I will be your conference operator today. At this time, I would like to welcome everyone to the Braemar Hotels and Resorts Inc. Fourth Quarter twenty twenty four Results Conference Call. All lines have been placed on mute to prevent any background noise.

After the speakers’ remarks, there will be a question and answer session. I would now like to turn the conference over to Derek Eubanks, Chief Financial Officer. Please go ahead.

Derek Eubanks, Chief Financial Officer, Braemar Hotels and Resorts: Thank you. Good morning and welcome to today’s call to review results for Braemar Hotels and Resorts for the fourth quarter and full year ’20 ’20 ’4 and to update you on recent developments. On the call today will also be Richard Stockton, President and Chief Executive Officer and Chris Nixon, Executive Vice President and Head of Asset Management. The results as well as notice of the accessibility of this conference call on a listen only basis over the Internet were distributed yesterday in a press release. At this time, let me remind you that certain statements and assumptions in this conference call contain or are based upon forward looking information and are being made pursuant to the Safe Harbor provisions of the Federal Securities Regulations.

Such forward looking statements are subject to numerous assumptions, uncertainties and known or unknown risks, which could cause actual results to differ materially from those anticipated. These factors are more fully discussed in the company’s filings with the Securities and Exchange Commission. The forward looking statements included in this conference call are only made as of the date of this call, and the company is not obligated to publicly update or revise them. Statements made during this call do not constitute an offer to sell or a solicitation of an offer to buy any securities. Securities will be offered only by means of a registration statement and prospectus, which can be found at www.sec.gov.

In addition, certain terms used in this call are non GAAP financial measures, reconciliations of which are provided in the company’s earnings release and accompanying tables or schedules, which have been filed on Form eight ks with the SEC on 02/26/2025, and may also be accessed through the company’s website at www.bhrreit.com. Each listener is encouraged to review those reconciliations provided in the earnings release together with all other information provided in the release. Also, unless otherwise stated, all reported results discussed in this call compare the fourth quarter and full year ended 12/31/2024, with the fourth quarter and full year ended 12/31/2023. I will now turn the call over to Richard Stockton. Please go ahead,

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: Richard. Thank you, Derek. Good morning, and welcome to our fourth quarter earnings conference call. I’ll begin today’s call by providing an overview of our recent results and our strategic priorities for 2025. Then Derek will provide a review of our financial results and Chris will provide an update on our asset management activity.

Afterwards, we will open the call for Q and A. We have a few key themes for today’s call. First, I’m pleased to report that after six straight quarters of declining RevPAR, our portfolio achieved 1.9 comparable RevPAR growth in the fourth quarter and achieved 5.3% comparable total revenue growth. Second, we are in active discussions with the lender on the refinancing of our $293,000,000 loan that matures in June. After completing that refinancing, we will have no remaining final debt maturities in 2025.

And third, we continue to make solid progress on our shareholder value creation plan having redeemed approximately $80,000,000 of our non traded preferred stock. Turning to our fourth quarter results. I’m excited to report that after several quarters of RevPAR decreases, our portfolio delivered solid results with fourth quarter comparable RevPAR of $3.00 $5 reflecting an increase of 1.9% over the prior year quarter. Additionally, comparable total hotel revenue increased by 5.3% over the prior year period and comparable hotel EBITDA was $41,100,000 which represents a 0.7% increase over the prior year quarter. This growth was driven in part by a strong 7% increase in group revenue, underscoring the continued resurgence of group bookings and events.

Our portfolio demonstrated solid growth and improved operating performance despite temporary challenges in certain markets. For instance, unseasonably mild winter weather impacted demand in key seasonal destinations, while shifts in the timing of festive events also influenced booking patterns. With New Year’s Eve falling on a Wednesday, demand extended into the January. Likewise, the shift of Christmas from Monday in 2023 to Wednesday in 2024 compressed the peak festive booking window from ten days to just six. Despite these calendar driven challenges, our portfolio remained resilient with a 5% increase in total hotel revenue compared to the prior year period.

Nine of our 15 hotels are considered resort destinations and this luxury resort portfolio delivered solid fourth quarter performance with comparable RevPAR of $515 a 1.3% increase over the prior year period and combined comparable hotel EBITDA of $31,000,000 a 4.1% increase over the prior year period. We also continue to be encouraged by the performance of our urban hotels, which achieved comparable RevPAR growth of 3.3% in the fourth quarter. We are seeing strength across all demand segments at our urban properties and our forward booking pace is strong. January RevPAR for our portfolio was an impressive 13% over the prior year. While the Capital Hilton benefited from the inauguration, our portfolio RevPAR growth excluding the Capital Hilton was still over 9%.

As we enter 2025, we are seeing strong momentum and solid forward bookings driven by improving industry fundamentals, sustained growth in our urban hotels and an anticipated rebound in our resort segment. It’s also worth noting that the period of decline as a result of unsustainably high resort RevPAR driven by post COVID stimulus and international travel restrictions has ended. However, moving forward, we believe the resort segment is expected to return to steady growth aided by supply constraints stemming from the ongoing restricted capital markets environment. Moving on to capital expenditures. In the fourth quarter of twenty twenty four, we successfully delivered several high impact projects aimed at enhancing the guest experience and driving long term value across our portfolio.

At the Four Seasons Resort Scottsdale, we transformed underutilized back of house space into a retail market, providing guests with seamless access to curated gourmet offerings while generating incremental revenue. We also made significant strides in our food and beverage programming in the fourth quarter of twenty twenty four, completing the renovation of the fine dining venue at the Ritz Carlton Reserve Dorado Beach, reinforcing the resort’s market positioning and commitment to world class culinary experiences. We also refreshed the Oceanside Ballroom And Boardroom at the property, ensuring it remains a premier destination for corporate and social events. Additionally, we successfully completed the renovation of the beachside restaurant Sales at the Ritz Carlton St. Thomas.

Overlooking Great Bay, the refreshed venue enhances the resort’s elevated dining experience and further solidifies its status as a luxury Caribbean destination. On the capital markets front and subsequent to quarter end, the company successfully extended its mortgage loan secured by the 170 room Ritz Carlton Lake Tahoe. The loan had an initial maturity date of January 2025 and continues to have a final maturity date in January of twenty twenty six. The loan has been extended with a pay down of $10,000,000 and the spread on the loan is now so for plus 3.25%. I’m also pleased to report that to date we have redeemed approximately $80,000,000 of our non traded preferred stock, which represents approximately 17% of the original capital raise.

We expect to continue to redeem these shares as we seek to deleverage our platform and improve our cash flow per share. Finally, I want to take a moment to express our heartfelt support for all those affected by the recent South California fires. While our assets were not directly impacted, the event has caused fluctuations in Los Angeles market demand. In response, our company swiftly stepped in to assist, providing accommodations for long term displaced guests and securing insurance related stays and corporate groups to support the local recovery efforts. Initially, at Cameo Beverly Hills, transient demand spiked as evacuees saw temporary housing, but it retracted within a few days as residents returned home or secured long term accommodations.

Since then, the property has experienced daily volatility with frequent bookings and cancellations. Group business has also been impacted leading to cancellations, day shifts and soft and sell rates across the market. More recently, February saw a return to stable group bookings. We remain committed to supporting local efforts, ensuring that our hotels continue to play a role in the community’s rebuilding process. I will now turn the call over to Derek to take you through our financials in more detail.

Chris Nixon, Executive Vice President and Head of Asset Management, Braemar Hotels and Resorts: Thanks, Richard. For the quarter, we reported

Derek Eubanks, Chief Financial Officer, Braemar Hotels and Resorts: a net loss attributable to common stock holders of $31,100,000

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: or $0.47

Derek Eubanks, Chief Financial Officer, Braemar Hotels and Resorts: per diluted share and AFFO per diluted share of negative $0.06 For the full year, we reported net loss attributable to common stock holders of $50,900,000 or $0.77 per diluted share and AFFO per diluted share of $0.21 Adjusted EBITDAre for the quarter was $30,200,000 and adjusted EBITDAre for the full year was $157,600,000 At quarter end, we had total assets of $2,100,000,000 We had $1,200,000,000 of loans, of which $27,700,000 related to our joint venture partner share of the loan on the Capital Hilton. Our total combined loans at a blended average interest rate of 7.2% taking into account in the money interest rate caps. Based on the current level of SOFR and our corresponding interest rate caps, approximately 23% of our debt is effectively fixed and approximately 77% is effectively floating. As of the end of the fourth quarter, we had approximately 40.8% net debt to gross assets. We ended the quarter with cash and cash equivalents of $135,500,000 plus restricted cash of $49,600,000 The vast majority of that restricted cash is comprised of lender and manager held reserve accounts.

At the end of the quarter, we also had $22,900,000 and due from third party hotel managers. This primarily represents cash held by one of our brand managers, which is also available to fund hotel operating costs. With regard to dividends, we again announced a quarterly common stock dividend of $0.05 per share or $0.2 per diluted share on an annualized basis. This equates to an annual yield of approximately 7.7% based on yesterday’s stock price. Our Board of Directors will continue to review the company’s dividend policy on a quarter to quarter basis.

We are currently in active discussions with a lender regarding the refinancing of our only remaining final 2025 debt maturity. We hope to have an announcement in the coming weeks regarding that financing. On a positive note, the hotel debt capital markets continue to get more attractive, especially for low leverage loans on high quality assets like those in the Braemar portfolio. While SOFR has already decreased approximately 100 basis points from its high, we’ve also seen credit spreads decrease approximately 100 basis points over the past year, which has resulted in a much more attractive environment for borrowers. As of 12/31/2024, our portfolio consisted of 15 hotels with 3,667 net rooms.

Our share count currently stands at 73,800,000.0 fully diluted shares outstanding, which is comprised of 66,600,000 shares of common stock and 7,200,000.0 OP units. Concluding our financial review, I’d now like to turn it over to Chris to discuss our asset management activities for the quarter.

Chris Nixon, Executive Vice President and Head of Asset Management, Braemar Hotels and Resorts: Thank you, Derek. For the fourth quarter, comparable hotel RevPAR for our portfolio was $3.00 $5 reflecting a 2% increase over the prior year period. Group pace continues to accelerate across our portfolio and I’d like to spend some time discussing our recent group performance. In the fourth quarter, group rooms revenue increased by 7% compared to the prior year period. Additionally, full year 2024 group room revenue was up 4%.

The Ritz Carlton St. Thomas continued its record breaking group performance reporting over 100% growth over the prior year period in both October and November. Fourth quarter group room revenue grew by 65 over the prior year period, driven by more flexible strategies during identified meet periods. Notably, weddings accounted for 55% of group room revenue in October and November, up 209% from the prior year period. A short term corporate booking in November contributed over 20 of total group room revenue for the quarter, booking just two months in advance.

Looking ahead, our twenty twenty five group rooms revenue pace remains strong, currently pacing ahead 8% to the prior year period. Additionally, in the fourth quarter, group lead volume improved by 11% over the prior year period. The Ritz Carlton Lake Tahoe experienced an 18% growth in lead volume year over year, driven by the renovation of its function space last summer and the addition of new leadership on the sales team focused on strategic group opportunities. As a result, this Slopeside Luxury Resort increased group room revenue by 250% over the prior year period, generating an incremental $1,200,000 in rooms revenue. Turning to booking volume, we secured $61,000,000 in future group revenue during the fourth quarter, a notable increase from the $41,000,000 during the third quarter and $43,000,000 during the second quarter.

These results highlight the strength of our group business strategy and reinforce our positive outlook for 2025 as we continue optimizing revenue opportunities across our portfolio. Alongside revenue growth, our teams have remained highly focused on expense controls, driving margin improvements across multiple areas of our hotels. We achieved a 30 basis point increase in gross operating profit margin compared to 2019, excluding the Ritz Carlton St. Thomas, which was undergoing reconstruction following the twenty seventeen hurricanes. Our iconic luxury Caribbean property, the Ritz Carlton Reserve Dorado Beach delivered significant financial gains in the fourth quarter, increasing its gross operating profit margins by over 1,100 basis points compared to 2019.

This growth was fueled by strategic pricing adjustments, operational efficiencies and targeted revenue optimization initiatives. A key driver was the refinement of the amenity fee structure. Shortly after acquiring the property in 2022, the resort fee increased from $125 to $150 and our property manager focused on increasing the capture rate in the group segment. Operational efficiencies also played a critical role in margin expansion. Consolidating PBX and room service operations improved productivity while maintaining guest satisfaction.

The residential rental program saw notable growth with enhanced marketing and the addition of two new residential units driving a 13% increase in residential room nights sold over the prior year period. Housekeeping optimization, including a shift away from contract labor, enhanced service quality and generated over $200,000 in payroll savings. Additionally, bringing valet parking operations in house in 2024 resulted in a $76,000 increase in parking revenue for the full year. These initiatives have positioned the Ritz Carlton Reserve Dorado Beach for sustained profitability, reinforcing our ability to drive meaningful performance improvement. Following its transformative renovation, the Ritz Carlton Lake Tahoe delivered a strong fourth quarter performance with a 49% increase in total hotel revenue over the prior year quarter.

This growth was largely driven by rooms revenue and food and beverage revenue, which grew 4858% over the prior year period respectively. This was the result of increased group and event business, strategic pricing adjustments and a successful menu engineering analysis. The hotel’s full scale renovation included relocating and expanding the living room bar, upgrading meeting space, restaurants and the fitness center and adding outdoor cabanas overlooking the pool. Strong group demand including two full group sellouts in October combined with early snowfall, compelling promotional packages and a targeted marketing plan focused on luxury consortia contributed to significant transient revenue growth. From an expense control standpoint, our asset management team remained highly focused on labor efficiencies and managing controllable costs per occupied room.

This exceptional quarter underscores the effectiveness of our strategic enhancements and operational improvements positioning our portfolio for continued success in the coming year. Looking ahead to 2025, we will launch several key renovations to enhance our luxury offerings. In the first quarter, we will begin guest room renovations at Hotel Yonville, further elevating its luxury positioning in the heart of Napa Valley. At the Ritz Carlton St. Thomas, we plan to add five luxury beachside cabanas, enhancing the beachfront experience and driving incremental revenue.

Later this year, we will initiate renovations to support the strategic transformation of Cameo Beverly Hills into a luxury Hilton LXR hotel. We will also begin a comprehensive guestroom renovation at Park Hyatt Beaver Creek, further refining the resort’s world class alpine experience. For 2024, we invested approximately $70,000,000 in capital expenditures and expect to spend between $75,000,000 and $95,000,000 in 2025 as we continue to enhance and elevate our luxury portfolio. I will now turn the call back over to Richard for final remarks.

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: Thank you, Chris. In summary, I’d like to reiterate that we continue to be pleased with the performance of our hotels, in particular, the continued strong performance of our urban properties. We also remain well positioned with a solid balance sheet and promising outlook. We look forward to updating you on our progress in the quarters ahead. This concludes our prepared remarks and we will now open the call for Q and A.

Thank you.

Regina, Conference Operator: And our first question will come from the line of Michael Melisario with Baird. Please go ahead.

Michael Melisario, Analyst, Baird: Thanks. Good morning, everyone.

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: Good morning, Mike. Good morning.

Michael Melisario, Analyst, Baird: Just first question is on CapEx. Can you just remind us where you’re at with the development in Tahoe? And then how much of any spending you’re going to have in 2025 relative to that $75,000,000 to $95,000,000 range that you guys just provided?

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: Yes. So the question the second part of the question is how much of the $75,000,000 to $95,000,000 is related to Tahoe? Correct. Or where is that right? Yes.

Well Tahoe, it’s finished.

Michael Melisario, Analyst, Baird: So we’ve got well, with one small project.

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: So we did the guest rooms in 2023 between June and October. We did the public spaces, the kind of off season last year, which included refreshing the restaurants, the living room area and relocating the bar. And going forward next year, we have a small F and B outlet called Cafe Blue that we’re going to be renovating for under $2,000,000 and that’s the last remaining project. As for the Branded Residences development, that is a project we’re still pursuing entitlements with Placer County and there continues to be questions and comments. It’s a very slow process that we’re going through.

And once we get those entitlements, we’ll be sure to let everybody know. I would not anticipate any expenditure on that project in 2025. That is kind of given when the grading window opens and where we sit in the entitlements process.

Michael Melisario, Analyst, Baird: Got it. That’s helpful. And then just on your shareholder value plan, I mean, fair to assume you’re still restricted from repurchasing common stock. If not, maybe how are you thinking about balancing the common versus preferred repurchases at this point in time?

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: No, that’s correct. We are restricted. We will look at common stock as and when it’s available. So it’s difficult to know exactly when that might be.

Regina, Conference Operator: Our next question comes from the line of Jonathan Jenkins with Oppenheimer. Please go ahead.

Jonathan Jenkins, Analyst, Oppenheimer: Good morning. Thank you for taking my questions and congrats on the quarter. First one from me, hoping to drill down on kind of the RevPAR strength in January, which seemed pretty broad based. And if I understood correctly, despite calendar shift headwinds, can you maybe provide some additional color on why you think it’s driving that demand inflection and how sustainable that could be longer term?

Chris Nixon, Executive Vice President and Head of Asset Management, Braemar Hotels and Resorts: Yes. Thanks for the question, Jonathan. So we’ve been very, very happy with January performance. Richard cited a number of calendar shifts in his opening remarks, which had negative effect on the festive period in Q4 of twenty twenty four, but is having a positive effect on the festive period in Q1 of twenty twenty five. That festive period is our highest demand period of the year.

It’s where our hotels do a significant amount of revenue given the resort properties that we have. And so we’ve done a number of things to kind of position the hotels well from a revenue management standpoint, yielding and pricing. We’ve done a number of things to get some higher end units in terms of into the rental program for some of our hotels, which has generated significant revenue during this period. And then we’re also benefiting from some of the capital investments we’ve made across the portfolio and some of the renovations we’ve done. Lake Tahoe, we’re seeing very positive forward pace coming out of that rooms renovation and all the work we’ve done to transform that property.

We’re very encouraged by that. So it’s broad based, but we’re very encouraged by the outlook as we look ahead.

Jonathan Jenkins, Analyst, Oppenheimer: Okay. I appreciate the color there, Chris. And then maybe on a similar line, Richard, in your prepared remarks, you mentioned about the return of steady growth in resort markets. When you think about that return, is that kind of a long term average for resorts or can you outperform? How are you thinking about that just in broad strokes?

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: Yes, thanks. Good question. Look, I think the environment we’re in, the performance should be skewed to the upside only because we’re in a period here with historically low supply growth over the next few years, right. So there’s about 6,000,000 hotel rooms in the country. Typically, you’re adding 2% new rooms inventory net new rooms a year.

Right now, the construction pipeline for new hotels is about 3% of existing stock. That’s expected to be completed over the next three years. So call that 1% a year and then you have certain rooms that are removed from inventory each year. So the forward projection is more like 0.8%. So we will get 0.8% supply growth over the next three years compared to a historical mean of 2%.

That is an incredible setup to drive RevPAR growth. I think it’s further accentuated when you look at the resort segment because the resort segment has higher barriers to entry typically because of where the resorts are located, but also because there’s only so many locations where you can build a destination resort. So I think we’re set up to really perform well the next couple of years. And as I said, I think it’s skewed to the upside when you look at that performance relative to historical resort performance.

Jonathan Jenkins, Analyst, Oppenheimer: Okay. That’s great. And then maybe last one for me if I could. I don’t want to leave Derek out. So question for Derek or maybe Richard.

But can you talk about the transaction market broadly in terms of volume and pricing? Has there been any closing of the gap between buyers and sellers expectations or any other moves as late for the kind of high quality assets you own given that move in rates that you talked about, Derek?

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: Yes. I think I’ll step in for Derek on this one only because I tend to be a little bit more active in spending my time on that particular topic. Look, I think the bid for hotels right now is relatively strong. There’s a lot of interested parties. We were in the market last year with Hilton La Jolla Torrey Pines.

We recently launched two hotels for sale here this year and there are two of our upper upscale hotels and we’re getting a very positive reception, right. So, really, literally upwards of 100 confidentiality agreements being signed. So, there are certainly well capitalized buyers out there that are ready to transact. I think you’ve got a little bit more certainty on the interest rate environment, which means the pace of break cuts have certainly slowed, but at least you have certainty. Spreads on debt have continued to come in.

We’re, as I said in my remarks, refinancing the $230,000,000 sorry, dollars $293,000,000 CMBS loan right now. We’re finding the bid for new CMBS is quite attractive. So that’s all helping to fuel the transactions market. And I think you also have a very kind of pro business climate out there politically, which I think has given people some amount of confidence. Certainly, there’s a lot of change, right, and change introduces some uncertainty.

But I think there are a lot of potential buyers out there that are welcoming that change, thinking that it can really result in ultimately a strong environment, economic environment for the country over the next few years. So, yes, so construct, I think transaction volumes are going to be higher than last year. If you want exact percentages go to our brokers, but there’s certainly a bid for assets. I think that will result in some cap rate compression as well and some interesting trades. So watch this space.

Jonathan Jenkins, Analyst, Oppenheimer: Okay. That’s excellent color. Thank you for the time. That’s all for me.

Regina, Conference Operator: And that concludes our question and answer session. I will now turn the call back over to management for closing remarks.

Richard Stockton, President and Chief Executive Officer, Braemar Hotels and Resorts: Thanks for joining our year end earnings call and we look forward to speaking with you again next quarter.

Regina, Conference Operator: This concludes our call today. Thank you all for joining. You may now disconnect.

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