Bank of
America is securitizing two loans totaling $345 million backing the Walt Disney
World Swan Hotel (also known as the Westin Swan) and the Walt Disney World
Dolphin Hotel (also known as the Sheraton Dolphin). The Westin Swan and the
Sheraton Dolphin are upscale resorts adjacent to each other in the Epcot Resort
area within Walt Disney World in Orlando, FL.
The combined properties
include 2,267 guestrooms, 329,000 square feet of indoor meeting space, 17
restaurants and lounges, five resort-style swimming pools, two health clubs and
an array of other amenities.
The Westin
Swan and the Sheraton Dolphin are the only non-Disney owned resorts that are
permitted to use the “Walt Disney World” designation as part of their hotel
name. Affiliates of Tishman Hotel & Realty LP and Metropolitan Life
Insurance Co. own the properties.
In a presale report
on the upcoming offering, Morningstar valued the hotels at $478.8 million (calculated
using an 8.15% capitalization rate. The Morningstar value, which equates to
$211,217 per room, is 24.9% lower than the appraised value of $638 million.
According to
Morningstar, the properties have been well maintained, with more than $94.3
million ($41,608 per room) invested on capital upgrades and renovations on both
hotels since 2007. Work included: $39 million in room and bathroom renovations,
$23.5 million in upgrades to restaurants, meeting space, and public areas, and
$31 million in mechanical systems and other.
Between now and
2018, Tishman and Metropolitan Life are planning another $117.4 million
($51,782 per room) in improvements, primarily related to hotel guestrooms to
include new soft goods, case goods, mattresses, carpeting, and wall coverings.
Other renovations will include upgrades to restaurants, meeting space, and
public space as well as ongoing upgrades to the mechanical and other back-of-the
house systems. About $48 million is expected to be spent in the coming year.
According to
Morningstar, the properties perform much better relative to their peer groups. The
occupancy for the Westin Swan and Sheraton Dolphin combined was higher than the
hotels in the appraiser’s identified competitive set identified in the
appraisal by 10.4% and 10.8% points during 2011 and 2012.
Average room
rates at the subject hotels were lower than the competitive set by $3.05 during
2011 but were $1.94 higher than the competitive set during 2012.
Overall the
RevPAR for the Westin Swan and Sheraton Dolphin achieve more than their fair
share of both demand and revenue reflecting a penetration rate of 112.8% and
116.8% during 2011 and 2012, respectively.
The CMBS
offering is expected to close later this month.
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