DiamondRock (Nasdaq: DRH) sells NYC hotel and trims 2026 FFO outlook
Filing Impact
Filing Sentiment
Form Type
8-K
Rhea-AI Filing Summary
DiamondRock Hospitality Company completed the sale of its leasehold interest in the 189-room Courtyard by Marriott New York Manhattan/Fifth Avenue for $33.0 million. The sale price equals a 6.3x multiple of the hotel’s 2025 Hotel Adjusted EBITDA and a 13.3% capitalization rate on 2025 Hotel Net Operating Income.
Including planned capital expenditures of $12 million, a contractual ground lease payment increase and higher expected labor costs, the Company estimates a stabilized capitalization rate of about 7.8%, or 6.5% on a fee simple basis. Management highlights that hotel Net Operating Income more than doubled from 2019 to 2025, but expected future returns no longer met its investment thresholds, so the sale aligns with a focus on disciplined capital allocation and growing free cash flow per share.
DiamondRock updated its full-year 2026 outlook to reflect the sale. Revised guidance calls for Adjusted EBITDA of $290.2 million to $302.2 million and Adjusted FFO of $228.4 million to $240.4 million, with Adjusted FFO per share of $1.10 to $1.16. Comparable RevPAR and Total RevPAR growth ranges are unchanged at 1.5% to 3.5% and 1.75% to 3.75%, respectively.
Positive
- None.
Negative
- None.
Insights
DiamondRock exits a New York leasehold at strong pricing and modestly reduces 2026 earnings guidance.
DiamondRock Hospitality Company sold its leasehold interest in the Courtyard by Marriott New York Manhattan/Fifth Avenue for $33.0 million. The valuation equates to a 6.3x multiple of 2025 Hotel Adjusted EBITDA and a 13.3% capitalization rate on 2025 Hotel Net Operating Income, suggesting the asset was monetized at a relatively full yield based on recent performance.
The company notes that Hotel Net Operating Income more than doubled between 2019 and 2025, yet upcoming capital expenditures of $12 million, a contractual ground lease step-up and higher expected labor costs would pressure future returns. Management’s estimated stabilized capitalization rate of roughly 7.8% (or 6.5% on a fee simple basis) helps explain the decision to recycle capital away from a ground-leased, lower free-cash-flow asset.
Guidance changes are incremental rather than transformational. Full-year 2026 Adjusted EBITDA is now projected at $290.2–$302.2 million, with Adjusted FFO of $228.4–$240.4 million and Adjusted FFO per share of $1.10–$1.16. Comparable RevPAR and Total RevPAR growth ranges remain intact, indicating the transaction mainly reduces earnings from the sold hotel rather than altering the broader operating outlook. The filing frames this step as consistent with a strategy centered on disciplined capital allocation and growing free cash flow per share over time.
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, and exhibit attachments filed with this report.
Key Figures
Courtyard NYC sale price: $33.0 million
Sale multiple: 6.3x
Sale capitalization rate: 13.3%
+5 more
8 metrics
Courtyard NYC sale price
$33.0 million
Leasehold interest in 189-room Courtyard by Marriott New York Manhattan/Fifth Avenue
Sale multiple
6.3x
Multiple of 2025 Hotel Adjusted EBITDA for the Courtyard New York Manhattan/Fifth Avenue
Sale capitalization rate
13.3%
Capitalization rate on 2025 Hotel Net Operating Income for the sold hotel
Stabilized cap rate estimate
7.8% (6.5% fee simple)
Estimated stabilized capitalization rate including capex, ground lease increase and labor costs
Revised 2026 Adjusted EBITDA guidance
$290.2–$302.2 million
Full-year 2026 guidance after Courtyard New York sale
Revised 2026 Adjusted FFO guidance
$228.4–$240.4 million
Full-year 2026 guidance after Courtyard New York sale
Revised 2026 Adjusted FFO per share
$1.10–$1.16
Full-year 2026 diluted per-share Adjusted FFO guidance
2026 net income guidance
$103.2–$116.2 million
Full-year 2026 net income guidance range
Key Terms
Adjusted EBITDA, Adjusted FFO, RevPAR, capitalization rate, +2 more
6 terms
Adjusted EBITDA financial
"Adjusted EBITDA (in millions) | $296 to $308 | ($5.9) | $290.2 to $302.2"
Adjusted EBITDA is a way companies measure how much money they make from their core operations, like running a business, by removing certain costs or income that aren’t part of regular business activities. It helps investors see how well a company is doing without distractions from unusual expenses or gains, making it easier to compare companies or track performance over time.
Adjusted FFO financial
"Adjusted FFO (in millions) | $233.5 to $245.5 | ($5.1) | $228.4 to $240.4"
Adjusted funds from operations (FFO) is a measure of how much cash a real estate investment generates from its regular business activities, excluding certain adjustments like accounting items or non-recurring expenses. It provides a clearer picture of the company's ongoing financial health, helping investors understand its true cash-generating ability. Think of it as measuring how much money a store makes from sales, after removing one-time costs or gains, to see its steady income flow.
RevPAR financial
"Comparable RevPAR Growth | 1.5% to 3.5% | —% | 1.5% to 3.5%"
RevPAR, or revenue per available room, is a measure used in the hotel industry to show how much money a hotel earns from each of its rooms over a certain period. It helps investors understand how well a hotel is performing financially, similar to how a store's sales per square foot reveal its profitability. Higher RevPAR indicates better use of resources and stronger financial health.
capitalization rate financial
"a 13.3% capitalization rate on 2025 Hotel Net Operating Income"
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.
Hotel Adjusted EBITDA financial
"The sales price represents a 6.3x multiple on 2025 Hotel Adjusted EBITDA"
EBITDAre financial
"EBITDA/EBITDA re | 275,800 | | | 287,800"
EBITDARE is a financial measure that shows a company's earnings before accounting for interest, taxes, depreciation, amortization, and restructuring costs. It helps investors understand how well a business is performing by focusing on its core operations, ignoring one-time or non-operational expenses. Think of it as checking a company's true earning power, similar to assessing a car’s performance by its engine without considering external factors like fuel costs or repairs.
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 Report on Form 10-Q filed on April 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 May 4, 2026, DiamondRock Hospitality Company (the “Company”) issued a press release announcing the sale of leasehold interest in the Courtyard by Marriott New York Manhattan/Fifth Avenue. A copy of the press release is furnished as Exhibit 99.1 to this Current Report and is hereby incorporated by reference herein. The press release has also been posted in the investor relations/press releases section of the Company’s website at www.drhc.com.
A copy of a slide presentation that the Company intends to use at investor meetings is attached to this Current Report as Exhibit 99.2 and is incorporated by reference herein. Additionally, the Company has posted the slide presentation in the investor relations/presentations section of its website at www.drhc.com.
The information in this Item 7.01 of this Current Report, including Exhibits 99.1 and 99.2 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 of this Current Report, including Exhibits 99.1 and 99.2, 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 May 1, 2026, the Company completed the sale of its leasehold interest in the 189-room Courtyard by Marriott New York Manhattan/Fifth Avenue for a sales price of $33.0 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 May 4, 2026
99.2 Investor Presentation - May 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: May 4, 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 ANNOUNCES SALE OF THE COURTYARD BY MARRIOTT NEW YORK MANHATTAN/FIFTH AVENUE
BETHESDA, Maryland, May 4, 2026 – DiamondRock Hospitality Company (the “Company”) announced today the sale of its leasehold interest in the 189-room Courtyard by Marriott New York Manhattan/Fifth Avenue (the “Hotel”) for $33.0 million. The sales price represents a 6.3x multiple on 2025 Hotel Adjusted EBITDA and a 13.3% capitalization rate on 2025 Hotel Net Operating Income. Inclusive of $12 million of capital expenditures required to be spent in the next 12 months, a contractual increase in the ground lease payment, and higher labor costs over the next several years, the Company estimates the stabilized capitalization rate on the sale to be approximately 7.8%, or 6.5% on a fee simple basis.
“From 2019 to 2025, the Hotel’s Net Operating Income more than doubled, reflecting the value created by our asset management team and operating partners. When evaluating the Hotel’s upcoming capital expenditure needs and structural expense headwinds, the expected returns did not meet our investment thresholds. This transaction reflects our continued commitment to disciplined capital allocation and growing free cash flow per share for the benefit of our shareholders,” said Jeffrey J. Donnelly, Chief Executive Officer of DiamondRock Hospitality Company.
The Company is adjusting its guidance for full year 2026, provided on April 30, 2026, to account for the sale of the Hotel as follows:
| Metric | Previous 2026 Guidance | Adjustment for Hotel Sale | Revised 2026 Guidance | ||||||||
| Comparable RevPAR Growth | 1.5% to 3.5% | —% | 1.5% to 3.5% | ||||||||
| Comparable Total RevPAR Growth | 1.75% to 3.75% | —% | 1.75% to 3.75% | ||||||||
| Adjusted EBITDA (in millions) | $296 to $308 | ($5.9) | $290.2 to $302.2 | ||||||||
| Adjusted FFO (in millions) | $233.5 to $245.5 | ($5.1) | $228.4 to $240.4 | ||||||||
| Adjusted FFO per share | $1.12 to $1.18 | ($0.025) | $1.10 to $1.16 | ||||||||
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 34 premium quality hotels and resorts with 9,400 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,” “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 Report on Form 10-Q filed on April 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.
2
Reconciliations of Non-GAAP Measures
We use the following non-GAAP financial measures that we believe are useful to investors as key measures of our operating performance: EBITDA, EBITDAre, Adjusted EBITDA, Hotel Adjusted EBITDA, FFO and Adjusted FFO. A detailed explanation of these measures can be found in our Form 10-Q for the quarter ended March 31, 2026 filed on April 30, 2026.
EBITDA, EBITDAre and Adjusted EBITDA
The following table is a reconciliation of our GAAP net income to EBITDA, EBITDAre and Adjusted EBITDA (in thousands):
| Full Year 2026 Guidance | |||||||||||
| Low End | High End | ||||||||||
| Net income | $ | 103,200 | $ | 116,200 | |||||||
| Interest expense | 59,000 | 58,000 | |||||||||
| Income tax expense | 3,000 | 4,000 | |||||||||
| Real estate related depreciation and amortization | 110,600 | 109,600 | |||||||||
EBITDA/EBITDAre | 275,800 | 287,800 | |||||||||
| Non-cash lease expense and other amortization | 5,350 | 5,350 | |||||||||
| Share-based compensation expense | 9,000 | 9,000 | |||||||||
| Adjusted EBITDA | $ | 290,150 | $ | 302,150 | |||||||
FFO and Adjusted FFO
The following table is a reconciliation of our GAAP net income to FFO and Adjusted FFO (in thousands except per share amounts):
| Full Year 2026 Guidance | |||||||||||
| Low End | High End | ||||||||||
| Net income | $ | 103,200 | $ | 116,200 | |||||||
| Real estate related depreciation and amortization | 110,600 | 109,600 | |||||||||
| FFO available to common stock and unit holders | 213,800 | 225,800 | |||||||||
| Non-cash lease expense and other amortization | 5,600 | 5,600 | |||||||||
| Share-based compensation expense | 9,000 | 9,000 | |||||||||
| Adjusted FFO available to common stock and unit holders | $ | 228,400 | $ | 240,400 | |||||||
| Adjusted FFO available to common stock and unit holders, per diluted share | $ | 1.10 | $ | 1.16 | |||||||
| Diluted weighted average shares and units | 208,000 | 208,000 | |||||||||
3
Reconciliation of Hotel Net Income to Hotel Net Operating Income
The following table is a reconciliation of the Hotel's GAAP net income to Hotel Adjusted EBITDA and Hotel Net Operating Income. Hotel Net Operating Income represents Hotel Adjusted EBITDA after the deduction of a 4% capital reserve (in millions).
| Year Ended December 31, 2025 | |||||
| (unaudited) | |||||
| Hotel Net Income | $ | 3.1 | |||
| Cash interest expense for ground lease | 1.1 | ||||
| Non-cash interest expense for ground lease | 0.8 | ||||
| Depreciation and amortization | 1.4 | ||||
| Hotel Adjusted EBITDA | 6.4 | ||||
Cash interest expense for ground lease(1) | (1.1) | ||||
| Hotel Adjusted EBITDA (including ground lease) | 5.3 | ||||
| Capital reserve | (0.9) | ||||
| Hotel Net Operating Income | $ | 4.4 | |||
(1) The Hotel's ground lease is accounted for as a finance lease for GAAP purposes, resulting in the lease expense being recorded as interest expense in our consolidated statement of operations. In order to reflect Hotel Adjusted EBITDA on a basis comparable to other ground leased hotels, the Company is presenting Hotel Adjusted EBITDA inclusive of the cash-based ground lease expense associated with the Hotel.
Selected Quarterly Comparable Operating Information
The following tables are presented to provide investors with selected quarterly comparable operating information for the Company's current portfolio of 34 hotels.
| Quarter 1, 2025 | Quarter 2, 2025 | Quarter 3, 2025 | Quarter 4, 2025 | Full Year 2025 | |||||||||||||
| ADR | $ | 278.85 | $ | 294.88 | $ | 279.91 | $ | 292.20 | $ | 286.57 | |||||||
| Occupancy | 66.6 | % | 76.3 | % | 75.8 | % | 67.6 | % | 71.6 | % | |||||||
| RevPAR | $ | 185.70 | $ | 255.03 | $ | 212.06 | $ | 197.57 | $ | 205.14 | |||||||
| Total RevPAR | $ | 293.07 | $ | 350.49 | $ | 323.24 | $ | 308.81 | $ | 318.95 | |||||||
| Revenues (in thousands) | $ | 248,093 | $ | 299,999 | $ | 279,713 | $ | 267,228 | $ | 1,095,033 | |||||||
| Hotel Adjusted EBITDA (in thousands) | $ | 61,153 | $ | 93,576 | $ | 81,534 | $ | 73,829 | $ | 310,092 | |||||||
| Hotel Adjusted EBITDA Margin | 24.65 | % | 31.19 | % | 29.15 | % | 27.63 | % | 28.32 | % | |||||||
| Available Rooms | 846,540 | 855,946 | 865,352 | 865,352 | 3,433,190 | ||||||||||||
| Quarter 1, 2026 | |||||
| ADR | $ | 286.02 | |||
| Occupancy | 66.3 | % | |||
| RevPAR | $ | 189.54 | |||
| Total RevPAR | $ | 300.46 | |||
| Revenues (in thousands) | $ | 254,351 | |||
| Hotel Adjusted EBITDA (in thousands) | $ | 65,878 | |||
| Hotel Adjusted EBITDA Margin | 25.90 | % | |||
| Available Rooms | 846,540 | ||||
4
INVESTOR PRESENTATION MAY 2026
FORWARD LOOKING STATEMENTS & USE OF NON-GAAP FINANCIAL MEASURES 2 FORWARD LOOKING STATEMENTS This presentation 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: the adverse impact of any future pandemic, epidemic or outbreak of any highly infectious disease on the U.S., regional and global economies, travel, the hospitality industry, and the financial condition and results of operations of the Company and its hotels; negative developments or volatility in the economy, including, but not limited to elevated inflation and interest rates, job loss or growth trends, the imposition of trade sanctions or tariffs and any potential retaliatory responses thereto, an increase in unemployment or a decrease in corporate earnings and investment; risks associated with the lodging industry overall, including, without limitation, decreases in the frequency of travel, decreases in the demand for, or frequency of, international travel as a result of evolving global trade dynamics or otherwise, and increases in operating costs; relationships with property managers; the ability to compete effectively in areas such as access, location, quality of accommodations and room rate structures; changes in taxes and government regulations which influence or determine wages, prices, construction procedures and costs; and other risk factors contained in the Company's filings with the Securities and Exchange Commission. 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 presentation is as of the date of this presentation, and the Company undertakes no obligation to update any forward-looking statement to conform the statement to actual results or changes in the Company's expectations. This presentation contains statistics and other data that has been obtained or compiled from information made available by third-party service providers and believed to be reliable, but the accuracy and completeness of the information is not assured. The Company has not independently verified any such information. USE OF NON-GAAP FINANCIAL MEASURES We use the following non-GAAP financial measures that we believe are useful to investors as key measures of our operating performance: EBITDA, EBITDAre, Adjusted EBITDA, Hotel Adjusted EBITDA, FFO and Adjusted FFO. We also present Comparable Total Revenue, Comparable Room Revenues, Comparable Hotel Adjusted EBITDA and Comparable Hotel Adjusted EBITDA Margin. These measures should not be considered in isolation or as a substitute for measures of performance in accordance with U.S. GAAP. EBITDA, EBITDAre, Adjusted EBITDA, Hotel Adjusted EBITDA, FFO, Adjusted FFO, Comparable Total Revenue, Comparable Room Revenues, Comparable Hotel Adjusted EBITDA and Comparable Hotel Adjusted EBITDA Margin, as calculated by us, may not be comparable to other companies that do not define such terms exactly as the Company. A detailed explanation of these non-GAAP financial measures and the reconciliation of such measures to the most directly comparable financial measures prepared in accordance with U.S. GAAP can be found in the Company’s first quarter 2026 earnings press release dated April 30, 2026.
DIAMONDROCK AT A GLANCE DIVERSIFIED PROPERTIES 9,400 34 26 ROOMS GEOGRAPHIC MARKETS PROPERTIES Luxury Resort Lifestyle Resort Urban Lifestyle Urban Gateway LIFESTYLE/ RESORT URBAN Boston Ft. Worth Ft. Lauderdale Chicago Vail Sausalito Salt Lake City San Diego Key West Sonoma Burlington Phoenix Denver Destin Atlanta Huntington Beach Charleston New Orleans San Francisco Lake Tahoe Sedona New York Austin Paradise Valley/Yellowstone Marathon Minneapolis Bethesda DIVERSIFIED GEOGRAPHYDEMAND SEGMENTATIONPORTFOLIO 3 MARKET EBITDA Boston 12.9% Chicago 12.2% New York City 7.1% Florida Keys 6.3% Fort Lauderdale 5.7% Vail 5.6% Fort Worth 4.7% Destin 4.6% Salt Lake City 4.3% Denver 4.2% Sausalito/San Francisco 4.0% Charleston 3.5% Sedona 3.5% San Diego 3.2% Sonoma 3.0% Atlanta 2.3% New Orleans 2.1% Huntington Beach 2.1% Phoenix 1.8% Austin 1.7% Burlington 1.5% Lake Tahoe 1.4% Paradise Valley/Yellowstone 0.9% Minneapolis 0.8% DC Metro 0.5% Total 100.0%
WHY DIAMONDROCK? “Our mission is to create outstanding long-term value for our shareholders, rewarding careers for our team members, positive experiences for our guests, and a sustainable contribution to our community.” MANAGEMENT ALIGNMENT TO DRIVE OUTPERFORMANCE ✓ Adjusted performance-based compensation to 100% TSR, focused on top decile performance ✓ Streamlined executive team in 2024, lowering annual G&A by $3MM, or 10% ✓ Integrated Operations and Investments teams, under leadership of President/COO 4 RELENTLESS FOCUS ON SHAREHOLDER VALUE CREATION ✓ Targeting long-term average annual “FFO/sh growth + dividend yield” 100-200bps above peers ✓ Embedded dividend growth over the next several years ✓ Releasing untapped or underappreciated value and cash flow at the hotel and corporate level PRUDENT CAPITAL ALLOCATION ✓ Repurchased common shares at a ~10% implied capitalization rate since mid-2024 ✓ Optimizing renovation cycles where appropriate ✓ Recycling low free cash flow (FCF) yielding assets into high FCF yielding investments LAKE AUSTIN SPA RESORT HENDERSON BEACH RESORT
5 • Outsized Free Cash Flow Per Share Growth Over the Medium and Long Term vs. Peers • ~32% Lower Cap Ex Per Key Spent vs. Peers Over Trailing 5 Years, ~19% Lower Over Trailing 10 Years • Optimizing Renovation Cycles and Scopes Across Portfolio • Anticipated Capital Spend Incrementally Important In Capital Recycling Decisions “A long-term commercial real estate investor should have a relentless focus on growing Free Cash Flow per share.” Source: Company documents, FactSet, Peers defined as: HST, PK, XHR, PEB, SHO FCF PER SHARE GROWTH OUTPERFORMANCE DRIVING TOTAL SHAREHOLDER RETURNS DIAMONDROCK 2023-25 FCF/SH CAGR +10.6% T3-YR TSR PREMIUM VS. PEERS +1200BPS PREMIUM VS. PEERS +350BPS
BENEFITS OF A PREDOMINANTLY THIRD-PARTY MANAGED PORTFOLIO 6 ✓ Greater control over expenses, Cap Ex, and cash ✓ Contracts are short term and generally terminable at will ✓ Decision-making catered to each hotel’s unique needs ✓ Flexibility around distribution channels and service providers ✓ Ability to quickly test/implement profit enhancing technologies ✓ Driven to be at the forefront of harnessing AI to attract guests and improve efficiencies % OF THIRD-PARTY MANAGED ROOMS Source: Company documents, CoStar EBITDA PER KEY DIFFERENTIAL VALUATION PREMIUM: UNENCUMBERED VS. ENCUMBERED HOTELS 15% TO 20%
PROJECTS ARE SCHEDULED THROUGH 2030 Minimizes Earnings Disruption, Reduces Costs, Enhances Execution CAPITAL EXPENDITURES: PREPARATION FOR SUCCESS 7 STABLE ANNUAL CAP EX SPEND = PREDICTABLE CASH FLOW MAXIMIZES SHAREHOLDER RETURNS 0% 2% 4% 6% 8% 10% $0 $25 $50 $75 $100 $125 $150 2014-19 Avg. 2022 2023 2024 2025 2026 2027 2028 2029 2030 7-9% OF REVENUE SCHEDULED TO BE SPENT ANNUALLY “Failing to plan is planning to fail” – Alan Lakein
CAPITAL RECYCLING VALUE CREATION EXAMPLE POTENTIAL DISPOSITION CHARACTERISTICS POTENTIAL ACQUISITION CHARACTERISTICS POTENTIAL NET PORTFOLIO BENEFITS • Lower FCF yielding asset • Minimal return on incremental Cap Ex • Unfavorable ground lease • Higher cost operating environment • Deteriorating market fundamentals • Higher FCF yielding asset • Lower Cap Ex requirement • Fee simple interest • Lower cost operating environment • Recovering or stable market • Depth of ROI investment opportunities • Accelerating FFO/sh & FCF/sh growth • Earned/implied multiple expansion • Cap Ex aligned with return expectations • Portfolio better positioned to drive continued RevPAR index gains ~$8MM of FCF Implies $0.75/sh Value Creation 2024-2025 CAPITAL RECYCLING 8.2% cap rate (minimal Cap Ex) Invested: AC Minneapolis $30MM Invested: Share Repurchases $63MM Invested: Sedona ROI Project $25MM ~10% cap rate 10%+ stabilized yield on cost Sold: Westin DC $92MM 7% Cap Rate ~5% FCF Yield 8 DISPOSITION LOWEST FCF ACQUISITION INCREMENTAL PROCEEDS ($MM) YIELD AVG. FCF YIELD FCF ($MM) 100 2.7% 6.5% 3.8 150 2.7% 6.5% 5.7 200 2.7% 6.5% 7.6 250 2.7% 6.5% 9.5 300 2.7% 6.5% 11.4
THE LODGE AT SONOMA RESORT23 Hotels 4,342 Keys 57% of Portfolio by Revenue 12 Independent Hotels 100% Unencumbered by Management WELL-POSITIONED: LEISURE AS A LONG-TERM SECULAR DRIVER LUXURY & LIFESTYLE RESORTS URBAN LIFESTYLE HOTELS KEY WEST, FL THE HYTHE, A LUXURY COLLECTION HOTEL HAVANA CABANA PHOENIX, AZ SAN FRANCISCO, CA DENVER, CO BOSTON, MANEW ORLEANS, LA CHARLESTON, SC BURLINGTON, VT CHICAGO, IL KIMPTON SHOREBREAK RESORT HUNTINGTON BEACH, CA SONOMA, CA SAUSALITO, CA VAIL, CO DESTIN, FL FORT LAUDERDALE, FL FORT LAUDERDALE, FL KEY WEST, FL HENDERSON PARK INN MARGARITAVILLE BEACH HOUSE LAKE TAHOE, CA 9 THE LANDING RESORT AND SPA AUSTIN, TX LAKE AUSTIN SPA RESORT PRAY, MT CHICO HOT SPRINGSTRANQUILITY BAY RESORT MARATHON, FL CAVALLO POINTL’AUBERGE DE SEDONA DESTIN, FL SEDONA, AZ WESTIN FORT LAUDERDALE BEACH RESORT HENDERSON BEACH RESORT KIMPTON SHOREBREAK FT. LAUDERDALE BEACH RESORT HOTEL EMBLEM HOTEL CLIO, A LUXURY COLLECTION HOTEL THE GWEN, A LUXURY COLLECTION HOTELHOTEL PALOMAR PHOENIX BOURBON ORLEANS HOTEL THE LINDY CHARLESTON HISTORIC DISTRICTTHE DAGNY HOTEL CHAMPLAIN
RESILIENCE OF LEISURE TRAVEL 10 Per CBRE, population growth in heaviest traveling segments (Millennials & Baby Boomers) with more flexibility, money, and desire for more experiences should lead to more leisure travel. 60.8 62.3 71.5 90.4 Family Formation/Millennials (25-39) Active Retirement/Baby Boomers (55-79) 2010 2030 U.S. Population by Age Segment Over Time (in MM) Peak Travel Years EXTRAORDINARY LEISURE DEMAND= 4.4 Days Per Week 2019 Days Per Week in Office of an Average U.S. Office Worker 3.4 Days Per Week Post-Pandemic Days Per Week in Office of an Average U.S. Office Worker 2.7B Incremental Days of Locational Flexibility Upside Opportunity with Locational Flexibility Source: CBRE Hotels Research MORE PEOPLE MORE FLEXIBILITY Long Term Shift In Spending on Experiences Over Goods Spend on Goods Spend on Food Service/Hotels Source: Federal Reserve Bank of St. Louis MORE EXPERIENTIAL SPENDING
WELL-POSITIONED: GROUP AND URBAN DEMAND RECOVERY 11 AC MINNEAPOLIS DOWNTOWN COURTYARD MANHATTAN/MIDTOWN EASTCOURTYARD DENVER DOWNTOWN 4 Hotels 1,025 Keys 8% of Portfolio by Revenue 100% Unencumbered by Management 5 Hotels 3,443 Keys 32% of Portfolio by Revenue Strong Convention Markets 2 Hotels, 590 Keys 3% of Portfolio by Revenue 100% Unencumbered by Management THE WORTHINGTON SALT LAKE CITY MARRIOTT DOWNTOWN EMBASSY SUITES BETHESDAATLANTA MARRIOTT ALPHARETTA URBAN GROUP HOTELS URBAN LIMITED-SERVICE HOTELS SUBURBAN HOTELS CHICAGO, ILSAN DIEGO, CA BETHESDA, MDATLANTA, GA NEW YORK, NYMINNEAPOLIS, MNDENVER, CO NEW YORK, NY BOSTON, MA FORT WORTH, TX SALT LAKE CITY, UT CHICAGO MARRIOTT MAGNIFICIENT MILEWESTIN SAN DIEGO BAYVIEW WESTIN BOSTON SEAPORT HILTON GARDEN INN TIMES SQUARE CENTRAL
Q1 2026 OPERATING HIGHLIGHTS KEY TAKEAWAYS KIMPTON HOTEL PALOMAR PHOENIX • Invested $20.8MM in capital improvements at our hotels, including: • Room renovation at the Courtyard by Marriott New York Manhattan/Midtown East • Room renovation at the Henderson Park Inn • Investing $80-90MM in capital improvements in 2026 • In line with corporate strategy of investing 7-9% of total revenues annually over next 5 years • Executed a new franchise agreement for the Westin Boston Seaport District • New agreement effective January 1, 2027, and creates value for shareholders over the near, medium, and long term Q1 2026 RESULTS EXCEEDED EXPECTATIONS +2.0% +8.0% +15.8% RevPAR Change Hotel EBITDA Change Adjusted FFO/sh Change +2.5% TRevPAR Change URBAN RESORTS+1.6%+0.9% REVPAR TREVPAR vs. 2025vs. 2025 REVPAR TREVPAR vs. 2025 vs. 2025 12 +3.6% +3.7%
2026 GUIDANCE & ASSUMPTIONS ASSUMPTIONS Cash Corporate Expenses $25.0MM to $26.0MM Cash Interest Expense $57.8MM to $58.8MM Weighted Average Shares 208.0MM 2026 GUIDANCE 13 METRIC LOW END HIGH END LOW END HIGH END LOW END HIGH END Comparable RevPAR Growth 1.0% 3.0% 1.5% 3.5% 1.5% 3.5% Comparable Total RevPAR Growth 1.25% 3.25% 1.75% 3.75% 1.75% 3.75% Adjusted EBITDA $287.0MM $302.0MM $296.0MM $308.0MM $290.2MM $302.2MM Adjusted FFO $227.0MM $242.0MM $233.5MM $245.5MM $228.4MM $240.4MM Adjusted FFO per Share $1.09 $1.16 $1.12 $1.18 $1.10 $1.16 INITIAL (FEB 2026) ADJUSTED FOR SALEUPDATED (MAY 2026)
2026 INDUSTRY AND DIAMONDROCK SPECIFIC TAILWINDS DRH’S FIFA WORLD CUP EBITDA EXPOSURE LIBERATION DAY COMP HOLIDAY CALENDAR GOV’T SHUTDOWN COMP L’AUBERGE DE SEDONAPREFERRED STOCK REDEMPTIONINDUSTRY TAILWINDS 14 No. CA 7% Boston 13% NYC 7% Atlanta 2% Ft. Lauderdale 6% In DRH Markets: 55% of Group Stage U.S. games 55% of Round 16-32 U.S. games 67% of Quarter/Semifinal games 100% of Bronze/Final games ▪ 12/31/2025 Redemption of 8.250% Series A Cumulative Redeemable Preferred Stock ▪ $121.5MM cash on hand utilized ▪ $0.03 FFO per share (net) tailwind in 2026 ▪ Redemption in line with capital allocation strategy ▪ Q2-Q4 2026 group revenue pace +130% ▪ 50bp+ portfolio RevPAR tailwind in 2026 ▪ 10%+ Yield on Cost at Stabilization ▪ Q2-Q4 revenue pace +1%, with relative strength in Q2 & Q4 ▪ Rates up ~3% quarterly ▪ Six hotels account for 2/3 of group revenues on the books 2026 GROUP REVENUE PACE Ft. Worth 5%
2025 KEY ROI PROJECT: L’AUBERGE DE SEDONA 15 RENOVATION & INTEGRATION OF L’AUBERGE DE SEDONA • New cliffside pool, bar, and event space with some of the best views of Sedona’s red rocks • Significant rate opportunity • Q4 2025-Q1 2026 RevPAR +25%, EBITDA +55% • Total Cost: $25MM • Stabilized Yield on Cost: 10%+ • Completed: Q3 2025
VALUE CREATION OPPORTUNITIES & POTENTIAL LONG-TERM ROI PROJECTS Exploring Adding More Waterfront Guest Rooms Courtyard Denver Downtown Franchise Expiration in 2027 Potential Upbranding & Expansion Exploring Adding 11 Keys Exploring Spa and Meeting Space Expansion Exploring Adding New CabinsFranchise Expired in 2025 Value Creation Opportunity 16 Currently 37 Rooms Entitled for 135 Ocean-Front Units
Term Loan 2 $300MM $0 $200 $400 $600 $800 2026 2027 2028 2029 2030 2031 Term Loan 1 $500MM Term Loan 3 $300MM Revolver 0.0x 1.0x 2.0x 3.0x 4.0x 5.0x 6.0x 7.0x 8.0x HST DRH APLE RHP CLDT SHO XHR PK RLJ PEB INN BALANCE SHEET: SIMPLE, CONSERVATIVE, & POSITIONED FOR GROWTH 17 High LeverageLow Leverage RELATIVELY LOW LEVERAGE & NO NEAR-TERM MATURITIES • Amended revolving credit facility in July 2025 • Upsized to $1.5B, from $1.2B • Earliest debt maturity, inclusive of extensions, is January 2029 • All DRH debt is unsecured and prepayable at any time without prepayment penalty • 30/70 fixed to floating, inclusive of swaps • No preferred equity outstanding, no joint ventures, no mortgage debt • Weighted average interest rate of 5.0% as of Q1 2026 Source: Company documents, FactSet consensus Note: Units in millions. Reflects one year extension options on Term Loans 1 & 3 and Revolver 2026 NET DEBT + PREFERRED / EBITDA DEBT MATURITY SCHEDULE
NEGLIGIBLE NEW SUPPLY FOR SEVERAL YEARS 18 28 OF 34 HOTELS HAVE NO COMPETITIVE NEW SUPPLY OPENING IN 2026 Supply defined as under construction hotels opening 2026-2028 in STR classes +/- one to DRH hotels within radius of competitive set. Markets sized by 2025 EBITDA. No Supply Growth 1-5% Growth 5-10% Growth >10% Growth Sonoma Lake Tahoe Sausalito San Francisco Huntington Beach San Diego Phoenix Sedona Salt Lake City Paradise Valley/Yellowstone Minneapolis Chicago Atlanta Destin New Orleans FL Keys Ft. Lauderdale Charleston Bethesda Boston Burlington NYC Denver Austin Ft. Worth Vail
CORPORATE RESPONSIBILITY ACCOMPLISHMENTS GRESB ANNUAL RESULTS VS PEER GROUP 2025 DRH GRESB SCORE & RECOGNITION FIVE CONSECUTIVE YEARS AS SECTOR LEADER GRESB REAL ESTATE ASSESSMENT • Ranked 3rd in Americas and 5th Worldwide for GRESB Score within Hotels/Listed • Top 20% GRESB Score among 95 U.S. Listed Companies GRESB PUBLIC DISCLOSURE • Perfect score – 100 – 1st of 10 companies • Ranked 1st within the U.S. Hotels with a score of “A” compared to the Peer Group Average of “B” and the GRESB Global Average of “B” ISS ESG RANKINGS 3ENVIRONMENTAL 3SOCIAL 1GOVERNANCE As of December 2025 NAREIT AWARD • Received NAREIT’s 2024 Leader in the Light Award 19 2017 2018 2019 2020 2021 2022 2023 2024 2025 DRH GRESB Score 53 75 81 84 86 82 85 86 86 Peer Score Average 57 58 69 69 72 65 77 80 75 Index to Peer Score Avg 93% 129% 117% 122% 119% 126% 110% 108% 115%
20
FAQ
What hotel did DiamondRock Hospitality (DRH) sell and for how much?
DiamondRock Hospitality sold its leasehold interest in the 189-room Courtyard by Marriott New York Manhattan/Fifth Avenue for $33.0 million. The company described this as part of its disciplined capital allocation strategy focused on free cash flow per share.
How was the Courtyard New York Fifth Avenue sale priced for DRH?
The $33.0 million sale price represents a 6.3x multiple on 2025 Hotel Adjusted EBITDA and a 13.3% capitalization rate on 2025 Hotel Net Operating Income. These metrics show how the buyer valued the hotel’s recent earnings stream.
How did the hotel sale affect DiamondRock Hospitality’s 2026 guidance?
After the sale, DiamondRock guided 2026 Adjusted EBITDA to $290.2–$302.2 million and Adjusted FFO to $228.4–$240.4 million. Adjusted FFO per share is now expected between $1.10 and $1.16 for the year.
Did DRH change its 2026 RevPAR growth outlook after the hotel sale?
DiamondRock kept its 2026 Comparable RevPAR growth outlook at 1.5% to 3.5% and Comparable Total RevPAR growth at 1.75% to 3.75%. This indicates the sale mainly affects earnings contribution from the specific asset, not portfolio-level demand assumptions.
What are DRH’s 2026 net income and Adjusted EBITDA guidance figures?
For full-year 2026, DiamondRock projects net income of $103.2–$116.2 million and Adjusted EBITDA of about $290.2–$302.2 million. These ranges incorporate the impact of the Courtyard New York Manhattan/Fifth Avenue sale.
How did the Courtyard New York hotel perform before DiamondRock sold it?
For 2025, the hotel generated Hotel Adjusted EBITDA of $6.4 million and Hotel Net Operating Income of $4.4 million. Management noted the hotel’s Net Operating Income more than doubled between 2019 and 2025 before the disposition.