DiamondRock acquires The Bellmoor Inn & Spa for $31M
DiamondRock said the acquisition is not expected to have a material impact on its fourth-quarter 2026 earnings.
Sentiment and the balance of points
Rhea-AI Sentiment reads the wording of the document, how positive or negative its language is on a 1 to 5 scale. The balance of points shown with the takes weighs what the document actually discloses, so the two can disagree, for example when a trial that missed its main goal is described in upbeat language.
Form Type
8-K
Rhea-AI Filing Summary
DiamondRock Hospitality Company (DRH) completed its acquisition of the fee simple interest in The Bellmoor Inn & Spa on October 1, 2026, for $31.0 million. The 79-room luxury resort is in Rehoboth Beach, Delaware; the consideration was approximately $392,000 per key. DiamondRock funded the acquisition with cash on hand.
For the trailing twelve months ended August 31, 2026, the purchase price represented a 10.4x Hotel EBITDA multiple and an 8.6% capitalization rate on Hotel NOI. Following the implementation of asset management initiatives and completion of planned off-season capital improvements, the hotel is projected to generate a stabilized Hotel NOI yield of approximately 9.5%. The reconciliation lists Hotel net income of $1.6 million, depreciation and amortization of $1.4 million, Hotel EBITDA of $3.0 million, a $0.3 million capital reserve, and Hotel NOI of $2.7 million. Hotel EBITDA and Hotel NOI are non-GAAP measures, not alternatives to GAAP net income.
Filing Explained
The company says the completed acquisition is not expected to have a material impact on fourth-quarter 2026 earnings.
8-K Event Classification
3 items: 7.01, 8.01, 9.01
3 items
Item 7.01
Regulation FD Disclosure
Disclosure
Material non-public information disclosed under Regulation Fair Disclosure, often investor presentations or guidance.
Item 8.01
Other Events
Other
Voluntary disclosure of events the company deems important to shareholders but not covered by other items.
Item 9.01
Financial Statements and Exhibits
Exhibits
Financial statements, pro forma financial information, or exhibit attachments filed with this report.
Key Figures
Acquisition consideration: $31.0 million
Hotel rooms: 79 rooms
Consideration per key: approximately $392,000 per key
+5 more
8 metrics
Acquisition consideration
$31.0 million
The Bellmoor Inn & Spa
Hotel rooms
79 rooms
The Bellmoor Inn & Spa
Consideration per key
approximately $392,000 per key
The Bellmoor acquisition
Hotel EBITDA
$3.0 million
Trailing twelve months ended August 31, 2026
Hotel NOI
$2.7 million
Trailing twelve months ended August 31, 2026
Hotel EBITDA multiple
10.4x
Based on trailing twelve-month results ended August 31, 2026
Capitalization rate on Hotel NOI
8.6%
Based on trailing twelve-month results ended August 31, 2026
Stabilized Hotel NOI yield
approximately 9.5%
Projected after asset management initiatives and planned off-season capital improvements
Key Terms
fee simple interest, Hotel EBITDA, Hotel NOI, capitalization rate
4 terms
fee simple interest technical
"acquisition of the fee simple interest in The Bellmoor Inn & Spa"
Fee simple interest is the broadest form of private ownership in real estate, giving the holder near-complete control of land and buildings, including the right to use, sell, lease, or pass the property to heirs, subject only to laws, zoning, and taxes. For investors, it matters because fee simple ownership affects how easily a property can be valued, financed, transferred, or used as collateral—similar to holding the title to a car versus renting it.
Hotel EBITDA financial
"Hotel EBITDA and Hotel NOI are non-GAAP financial measures"
Hotel EBITDA is the operating profit a hotel generates before deducting interest, taxes, depreciation and amortization, showing the cash earned from running the rooms, food and services without counting financing costs or accounting for building wear. Investors use it to compare how well different hotels or brands perform, estimate property value and judge whether a hotel can cover debt and pay owners — like looking at how much cash a store makes before paying rent, loans and replacing old equipment.
Hotel NOI financial
"Hotel EBITDA and Hotel NOI are non-GAAP financial measures"
capitalization rate financial
"an 8.6% capitalization rate on Hotel NOI"
The capitalization rate is a percentage that helps investors estimate how much money a property or investment might generate relative to its value. It’s similar to a return rate, showing how quickly an investment could pay for itself over time. This rate helps compare different investments and assess their potential profitability.
FAQ
AI-generated questions and answers. How Rhea-AI works. Not financial advice.
How much did DRH pay for The Bellmoor Inn & Spa?
DiamondRock Hospitality Company acquired the hotel for $31.0 million. The Bellmoor is a 79-room resort in Rehoboth Beach, Delaware, and the consideration was approximately $392,000 per key.
How does DRH calculate The Bellmoor's Hotel NOI?
For the trailing twelve months ended August 31, 2026, Hotel net income was $1.6 million and depreciation and amortization was $1.4 million, with Hotel EBITDA of $3.0 million. After a $0.3 million capital reserve, equal to 4% of Hotel revenues, Hotel NOI was $2.7 million.
AI-generated analysis. How Rhea-AI works. Not financial advice.
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT PURSUANT TO
SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
Date of Report (Date of earliest event reported):
(Exact name of registrant as specified in charter)
| (State or Other Jurisdiction of Incorporation) | (Commission File Number) | (IRS Employer Identification No.) | ||||||||||||
(Address of Principal Executive Offices) (Zip Code)
(Registrant’s telephone number, including area code): (240 ) 744-1150
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):
| Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) | |||||
| Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) | |||||
| Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) | |||||
| Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) | |||||
Securities registered pursuant to Section 12(b) of the Act:
| Title of each class | Trading Symbol(s) | Name of each exchange on which registered | ||||||||||||
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐
This Current Report on Form 8-K (“Current Report”) contains forward-looking statements within the meaning of federal securities laws and regulations. These forward-looking statements are identified by their use of terms and phrases such as “believe,” “expect,” “intend,” “project,” “anticipate,” “position,” and other similar terms and phrases, including references to assumptions and forecasts of future results. Forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause the actual results to differ materially from those anticipated at the time the forward-looking statements are made. These risks include, but are not limited to, those risks and uncertainties described from time to time in our filings with the Securities and Exchange Commission, including our Annual Report on Form 10-K filed on February 27, 2026 and our Quarterly Reports on Form 10-Q filed on April 30, 2026 and July 30, 2026. Although we believe the expectations reflected in such forward-looking statements are based upon reasonable assumptions, we can give no assurance that the expectations will be attained or that any deviation will not be material. All information in this Current Report is as of the date of this Current Report, and we undertake no obligation to update any forward-looking statement to conform the statement to actual results or changes in our expectations.
ITEM 7.01. Regulation FD Disclosure.
On October 8, 2026, DiamondRock Hospitality Company (the “Company”) issued a press release announcing the acquisition of The Bellmoor Inn & Spa. A copy of the press release is furnished as Exhibit 99.1 to this Current Report on Form 8-K (“Current Report”) and is hereby incorporated by reference herein.
The information in this Item 7.01, including Exhibit 99.1 attached hereto, is being furnished and shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of such section. The information in this Item 7.01, including Exhibit 99.1, shall not be incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Exchange Act, regardless of any incorporation by reference language in any such filing. This Current Report will not be deemed an admission as to the materiality of any information in this Current Report that is required to be disclosed solely by Regulation FD.
ITEM 8.01. Other Events.
On October 1, 2026, the Company completed the acquisition of The Bellmoor Inn & Spa, a 79-room hotel located in Rehoboth Beach, Delaware, for $31.0 million.
ITEM 9.01 Financial Statements and Exhibits.
(d) Exhibits.
The following exhibits are included with this report:
Exhibit No. Description
99.1 Press Release, dated October 8, 2026
101.SCH Inline XBRL Taxonomy Extension Schema Document
101.CAL Inline XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF Inline XBRL Taxonomy Extension Definition Linkbase Document
101.LAB Inline XBRL Taxonomy Extension Label Linkbase Document
101.PRE Inline XBRL Taxonomy Extension Presentation Linkbase Document
104 Cover Page Interactive Data File
SIGNATURE
Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
| DIAMONDROCK HOSPITALITY COMPANY | ||||||||||||||||||||
| Dated: October 8, 2026 | By: | /s/ Briony R. Quinn | ||||||||||||||||||
| Briony R. Quinn | ||||||||||||||||||||
| Executive Vice President, Chief Financial Officer and Treasurer | ||||||||||||||||||||
COMPANY CONTACTS
Briony Quinn
Chief Financial Officer
(240) 744-1196
Dori Kesten
Capital Markets
(617) 835-8366
FOR IMMEDIATE RELEASE
DIAMONDROCK HOSPITALITY COMPANY ACQUIRES THE BELLMOOR INN & SPA
BETHESDA, Maryland, October 8, 2026 – DiamondRock Hospitality Company (the “Company”) announced today its acquisition of the fee simple interest in The Bellmoor Inn & Spa (the “Hotel” or “The Bellmoor”), a 79-room luxury resort in Rehoboth Beach, Delaware, for total consideration of $31.0 million, or approximately $392,000 per key. The acquisition was funded with cash on hand and represents an attractive opportunity to acquire an independent resort in a supply-constrained market with strong in-place cash flow and meaningful operational upside.
Based on the Hotel’s trailing twelve-month results ended August 2026, the acquisition price represents a 10.4x Hotel EBITDA multiple and an 8.6% capitalization rate on Hotel net operating income (NOI). Following the implementation of the Company's asset management initiatives and completion of planned off-season capital improvements, the Hotel is projected to generate a stabilized Hotel NOI yield of approximately 9.5%. The acquisition is not expected to have a material impact on the Company’s fourth quarter 2026 earnings.
"The acquisition of The Bellmoor reflects our track record of leveraging long-standing relationships to uncover compelling investment opportunities. Southern Delaware is one of the East Coast’s most attractive leisure lodging markets, drawing affluent repeat visitors from the Northeast Corridor and benefiting from significant barriers to new lodging supply. Combined with our attractive acquisition basis and proven asset management platform, we believe these enduring fundamentals position The Bellmoor to generate meaningful free cash flow growth and long-term value for our shareholders," said Jeffrey J. Donnelly, Chief Executive Officer of DiamondRock Hospitality Company.
ABOUT THE COMPANY
DiamondRock Hospitality Company (Nasdaq: DRH) is a self-advised real estate investment trust (REIT) that owns a leading portfolio of geographically diversified hotels concentrated in leisure destinations and top gateway markets. The Company currently owns 35 premium quality hotels and resorts with 9,479 rooms. The Company has strategically positioned its portfolio to be operated both under leading global brand families as well as independent boutique hotels in the lifestyle segment. For further information on the Company and its portfolio, please visit DiamondRock Hospitality Company's website at www.drhc.com.
This press release contains forward-looking statements within the meaning of federal securities laws and regulations. These forward-looking statements are identified by their use of terms and phrases such as "believe," "expect," "intend," "project," "forecast," "plan" and other similar terms and phrases, including references to assumptions and forecasts of future results. Forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties and other factors which may cause the actual results to differ materially from those anticipated at the time the forward-looking statements are made.
These risks include, but are not limited to, those risks and uncertainties described from time to time in our filings with the Securities and Exchange Commission, including our Annual Report on Form 10-K filed on February 27, 2026 and our Quarterly Reports on Form 10-Q filed on April 30, 2026 and July 30, 2026. Although the Company believes the expectations reflected in such forward-looking statements are based upon reasonable assumptions, it can give no assurance that the expectations will be attained or that any deviation will not be material. All information in this release is as of the date of this release, and the Company undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in our expectations.
Reconciliation of Hotel Net Income to Hotel EBITDA and Hotel NOI
The following table is a reconciliation of the Hotel's GAAP net income to Hotel EBITDA and Hotel NOI. Hotel NOI represents Hotel EBITDA after the deduction of a capital reserve equal to 4% of Hotel revenues (in millions).
| Trailing Twelve Months Ended August 31, 2026 | |||||
| (unaudited) | |||||
| Hotel Net Income | $ | 1.6 | |||
| Depreciation and amortization | 1.4 | ||||
| Hotel EBITDA | 3.0 | ||||
| Capital reserve | (0.3) | ||||
| Hotel NOI | $ | 2.7 | |||
Hotel EBITDA and Hotel NOI are non-GAAP financial measures as defined under Securities and Exchange Commission (SEC) Rules. The Company’s presentation of Hotel EBITDA and Hotel NOI should not be considered as an alternative to net income (computed in accordance with GAAP) as an indicator of a hotel’s financial performance. The Company presents Hotel EBITDA and Hotel NOI because it believes these measures provide investors and analysts with an understanding of hotel-level operating performance.
2