<PAGE> 1
Filed pursuant to Rule 424(b)(1)
Registration No. 33-58047
$75,000,000
[LOGO]
7% CONVERTIBLE SUBORDINATED NOTES DUE 2002
The Notes offered hereby (the "Offering") are convertible into Common Stock
of Prime Hospitality Corp. ("Prime" or the "Company") at any time prior to
maturity, unless previously redeemed, at a conversion price of $12.00 per share,
subject to adjustment in certain events. See "Description of Notes --Conversion
Rights" for a description of events which may cause an adjustment to the
conversion price. The Common Stock of the Company is traded on the New York
Stock Exchange under the symbol "PDQ." On April 19, 1995, the last reported sale
price of the Common Stock on the New York Stock Exchange was $9.75 per share.
See "Price Range of Common Stock and Dividend Policy."
Interest on the Notes is payable on April 15 and October 15 of each year,
commencing October 15, 1995. The Notes are redeemable, in whole or in part, at
the option of the Company at any time on or after April 17, 1998, at the
redemption prices set forth herein, plus accrued interest, if any, to the
redemption date. If a Risk Event (as defined herein) occurs, each holder of
Notes will have the right, subject to certain conditions and restrictions, to
require the Company to offer to repurchase all outstanding Notes, in whole or in
part, owned by such holder at 100% of their principal amount plus accrued
interest, if any, to the date of repurchase. The Notes are subordinated to all
existing and future Senior Indebtedness (as defined herein) of the Company and
will be effectively subordinated to all indebtedness and other liabilities of
the Company's subsidiaries. At December 31, 1994, the Company had approximately
$131.2 million of outstanding Senior Indebtedness, and the subsidiaries of the
Company had approximately $52.6 million of outstanding indebtedness. The
Indenture governing the Notes does not restrict the ability of the Company or
its subsidiaries to incur additional indebtedness, including Senior
Indebtedness. See "Description of Notes" for a more complete discussion of the
Indenture's provisions.
The Notes have been approved for listing on the New York Stock Exchange,
subject to notice of issuance.
SEE "RISK FACTORS" FOR A DISCUSSION OF CERTAIN MATERIAL RISKS THAT SHOULD
BE CONSIDERED BY PROSPECTIVE PURCHASERS OF THE NOTES OFFERED HEREBY.
------------------------
THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES AND
EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS THE
SECURITIES AND EXCHANGE COMMISSION OR ANY STATE SECURITIES
COMMISSION PASSED UPON THE ACCURACY OR ADEQUACY OF THIS
PROSPECTUS. ANY REPRESENTATION TO THE CONTRARY IS A CRIMINAL
OFFENSE.
THE ATTORNEY GENERAL OF THE STATE OF NEW YORK HAS NOT PASSED UPON
OR ENDORSED THE MERITS OF THIS OFFERING. ANY REPRESENTATION
TO THE CONTRARY IS UNLAWFUL.
<TABLE>
<CAPTION>
===============================================================================================
PRICE TO UNDERWRITING PROCEEDS TO
PUBLIC(1) DISCOUNT(2) COMPANY(1)(3)
- -----------------------------------------------------------------------------------------------
<S> <C> <C> <C>
Per Note.............................. 100.0% 3.0% 97.0%
Total(4).............................. $ 75,000,000 $ 2,250,000 $ 72,750,000
===============================================================================================
</TABLE>
(1) Plus accrued interest, if any, from the date of initial issuance.
(2) See "Underwriting" for information concerning indemnification of the
Underwriters and other matters.
(3) Before deducting expenses payable by the Company, estimated at $575,000.
(4) The Company has granted the Underwriters a 30-day option to purchase up to
an additional $11,250,000 aggregate principal amount of Notes at the Price
to Public, less the Underwriting Discount, solely to cover overallotments,
if any. If the Underwriters exercise this option in full, the Price to
Public will total $86,250,000, the Underwriting Discount will total
$2,587,500 and the Proceeds to Company will total $83,662,500. See
"Underwriting" for a more complete discussion of the underwriting
arrangements.
The Notes are offered by the Underwriters when, as and if delivered to and
accepted by the Underwriters and subject to the right to reject any order in
whole or in part. It is expected that delivery of the certificates representing
the Notes will be made against payment therefor at the office of Montgomery
Securities on or about April 26, 1995.
------------------------
MONTGOMERY SECURITIES SMITH BARNEY INC.
April 19, 1995
<PAGE> 2
[MAP]
IN CONNECTION WITH THIS OFFERING, THE UNDERWRITERS MAY OVER-ALLOT OR EFFECT
TRANSACTIONS WHICH STABILIZE OR MAINTAIN MARKET PRICES OF THE NOTES OFFERED
HEREBY OR SHARES OF THE COMPANY'S COMMON STOCK AT LEVELS ABOVE THOSE WHICH MIGHT
OTHERWISE PREVAIL IN THE OPEN MARKET. SUCH TRANSACTIONS MAY BE EFFECTED ON THE
NEW YORK STOCK EXCHANGE OR OTHERWISE. SUCH STABILIZING, IF COMMENCED, MAY BE
DISCONTINUED AT ANY TIME.
<PAGE> 3
[PHOTOGRAPHS]
<PAGE> 4
AVAILABLE INFORMATION
The Company is subject to the informational requirements of the Securities
Exchange Act of 1934, as amended (the "Exchange Act"), and in accordance
therewith will file reports and other information with the Securities and
Exchange Commission (the "Commission"). The reports and other information filed
by the Company with the Commission can be inspected and copied at the public
reference facilities maintained by the Commission at 450 Fifth Street, N.W.,
Washington, D.C. 20549, and at the Regional Offices of the Commission at Seven
World Trade Center, New York, New York 10048 and Northwestern Atrium Center, 500
West Madison Street, Suite 1400, Chicago, Illinois 60661. Copies of such
material also can be obtained from the Public Reference Section of the
Commission, Washington, D.C. 20549 at prescribed rates. The Company's Common
Stock is listed on the New York Stock Exchange. Reports, proxy materials and
other information concerning the Company may also be inspected at the offices of
the New York Stock Exchange, 20 Broad Street, New York, New York 10005.
The Company has filed with the Commission a Registration Statement on Form
S-3 under the Securities Act with respect to the Notes offered hereby. This
Prospectus does not contain all of the information set forth in the Registration
Statement and the exhibits and schedules thereto, certain portions of which are
omitted as permitted by the rules and regulations of the Commission. For further
information with respect to the Company and the Notes, reference is made to the
Registration Statement, including the exhibits and schedules. The Registration
Statement, together with its exhibits and schedules thereto, may be inspected,
without charge, at the Commission's principal office at 450 Fifth Street, N.W.,
Washington, D.C. 20459, and also at the regional offices of the Commission
listed above. Copies of such material may also be obtained from the Commission
upon the payment of prescribed fees.
Statements contained in the Prospectus as to any contracts, agreements or
other documents filed as an exhibit to the Registration Statement are not
necessarily complete, and in each instance reference is hereby made to the copy
of such contract, agreement or other document filed as an exhibit to the
Registration Statement for a full statement of the provisions thereof, and each
such statement in the Prospectus is qualified in all respects by such reference.
INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE
The Annual Report on Form 10-K for the fiscal year ended December 31, 1994,
previously filed by the Company with the Commission, as amended by Form 10-K/A
filed on April 19, 1995, is incorporated herein by reference.
All documents filed by the Company pursuant to Section 13(a), 13(c), 14 or
15(d) of the Exchange Act after the date of this Prospectus and before the
termination of the Offering shall be deemed incorporated herein by reference,
and such documents shall be deemed to be a part hereof from the date of filing
such documents. Any statement contained herein or in a document incorporated or
deemed to be incorporated by reference herein shall be deemed to be modified or
superseded for purposes of this Prospectus to the extent that a statement
contained herein or in any other subsequently filed document which also is or is
deemed to be incorporated by reference herein modifies or supersedes such
statement. Any such statement as so modified or superseded shall not be deemed,
except as so modified or superseded, to constitute a part of this Prospectus.
The Company will provide without charge to each person to whom this
Prospectus is delivered, on the request of any such person, a copy of any or all
of the above documents incorporated herein by reference (other than exhibits to
such documents, unless such exhibits are specifically incorporated by reference
into the documents that this Prospectus incorporates). Requests should be
directed to Prime Hospitality Corp., 700 Route 46 East, Fairfield, New Jersey
07004, Attention: Joseph Bernadino, Senior Vice President, Secretary and General
Counsel, (201) 882-1010.
3
<PAGE> 5
PROSPECTUS SUMMARY
The following summary is qualified in its entirety by reference to the more
detailed information and Consolidated Financial Statements, including the notes
thereto, appearing elsewhere in or incorporated by reference in this Prospectus.
Unless the context indicates or requires otherwise, references in this
Prospectus to the "Company" or "Prime" are to Prime Hospitality Corp. and its
subsidiaries. Unless otherwise indicated, all information in this Prospectus
assumes that the Underwriters' over-allotment option is not exercised. See
"Underwriting."
THE COMPANY
Prime is a leading hotel owner/operator with a portfolio of 87 hotels
totalling 12,743 rooms. Located primarily in secondary markets in 19 states and
the U.S. Virgin Islands, Prime's hotels operate either under franchise
agreements with hotel brands such as Marriott, Radisson, Sheraton, Holiday Inn,
Ramada and Howard Johnson, or under the Company's proprietary brand names,
AmeriSuites(R) and Wellesley Inns(R). The Company owns or leases 50 hotels (the
"Owned Hotels") and manages 37 hotels for third parties (the "Managed Hotels").
Prime holds financial interests in the form of mortgages on or profit
participations in 17 of the Managed Hotels. In total, the Company has equity or
financial interests in 67 hotels containing approximately 10,000 rooms.
The Company operates in three major lodging industry segments:
full-service, all-suites and limited-service. Approximately 53% of Prime's hotel
rooms are in full-service hotels. The AmeriSuites hotels, which comprise
approximately 12% of the Company's hotel rooms, are mid-priced, all-suites
hotels, situated near office parks and travel destinations in the Southern and
Central United States. Prime also competes in the limited-service segment, which
comprises approximately 35% of its hotel rooms, primarily through its
economically priced Wellesley Inns, which are located in Florida, the Middle
Atlantic and the Northeast.
Prime is fundamentally committed to hotel equity ownership. Significant
elements of Prime's ownership strategy are strong in-house hotel management and
control of its proprietary brands, both of which have contributed to improved
hotel operating performance. Reflecting Prime's operating strengths, the
Company's hotels generated average operating profit margins that exceeded
comparable industry averages for 1993, as reported by industry sources, by
approximately 25% for full-service hotels, 21% for all-suites hotels and 6% for
limited-service hotels.
The Company's growth strategy is to:
- generate improved results at existing hotels through increased operating
efficiencies;
- acquire full-service hotels with potential for operating and marketing
improvements; and
- expand the AmeriSuites hotel brand to meet growing all-suites segment
demand.
The Company's strategy for improving results at its existing hotels
includes using sophisticated operating, marketing and financial systems and
capitalizing on the operating leverage inherent in the lodging industry.
Implementation of the Company's strategy, together with positive industry
trends, has produced improved performance in recent years. Exemplifying the
Company's operating leverage, during 1994 revenue per available room ("REVPAR")
increased 7.4% while net operating income increased 17.0%, as compared to the
prior year, for Company-owned comparable hotels, which are hotels that have been
open for all of 1993 and 1994. The Company expects further improvement for the
lodging sector and to continue to improve the performance of its existing
hotels.
The Company seeks to capitalize on its strength as a full-service hotel
owner/operator and the favorable outlook for the full-service segment by
continuing to pursue the acquisition of full-service hotels. In 1994 the Company
acquired four full-service hotels with approximately 1,000 rooms. With a
continued industry outlook for limited new room supply, steady demand growth and
acquisition prices at discounts to replacement cost in the full-service segment,
Prime believes that the acquisition of full-service hotels will continue to
provide significant growth opportunities.
4
<PAGE> 6
Prime is also committed to developing its AmeriSuites all-suites hotel
brand. The Company believes that AmeriSuites provides an excellent guest
experience and offers desirable suite accommodations and other amenities at
mid-scale prices. During the first quarter of 1995, the Company acquired the
option of ShoLodge, Inc. to purchase a 50% interest in 11 of the Company's 12
AmeriSuites hotels, acquired the only AmeriSuites hotel not already owned by
Prime and assumed management of all 12 of these AmeriSuites hotels
(collectively, the "ShoLodge Transaction"), thereby establishing Prime's
exclusive control over the AmeriSuites brand. Prior to completion of the
ShoLodge Transaction, the Company had managed only one of the 13 AmeriSuites
hotels and the other 12 hotels were managed by ShoLodge, Inc. In 1994 the
Company opened four new AmeriSuites. The Company currently plans to open or
commence construction of ten new AmeriSuites with approximately 1,250 rooms in
1995. The Company already owns six development sites for new AmeriSuites hotels
and has begun construction at sites in Atlanta, Greensboro and Miami.
As a leading owner/operator of hotels, Prime believes that it is well
positioned to benefit from the continuing recovery occurring in the lodging
industry. The recovery has been driven by a favorable supply/demand imbalance
resulting primarily from increased economic activity and the sharp decline in
the growth of the supply of new hotel rooms since 1991. Demand growth exceeded
new supply growth by 3.0% in 1993 and by 3.3% in 1994, as reported by Smith
Travel Research. Since 1991, demand growth has outpaced new room supply growth,
resulting in an increase in industry-wide occupancy levels from 60.9% in 1991 to
65.2% in 1994. Higher occupancy levels have allowed the industry to increase
rates. In 1994 average daily rates ("ADR") increased by 3.8% over 1993 levels,
marking the first inflation-adjusted ADR growth since 1986. REVPAR, which
measures the combined impact of rate and occupancy, increased by 7.3% in 1994.
Because of the operating leverage inherent in the lodging industry, increases in
REVPAR have had a major impact on hotel operating performance, with industry
pretax profits growing from breakeven levels in 1992 to approximately $4.6
billion in 1994, as estimated by Smith Travel Research.
The Company is the successor in interest to Prime Motor Inns, Inc. and
certain of its subsidiaries (collectively, "PMI"). PMI restructured its
operations and capital structure pursuant to a bankruptcy reorganization
completed on July 31, 1992 (the "Effective Date"). Under its restructuring, PMI
recruited new management and directors, reduced its liabilities by $448.8
million, revalued its assets to reflect fair market value, and eliminated
unprofitable contract commitments. During the period from July 31, 1992 through
December 31, 1994, the Company further reduced its debt by $82.6 million from
$266.4 million to $183.8 million, and reduced its portfolio of notes receivable
through cash collections and collateral recoveries by $143.4 million from $226.6
million to $83.2 million. In the process, the Company increased its investment
in hotel fixed assets by $138.9 million from $160.4 million to $299.3 million,
and increased stockholders' equity by $68.5 million from $135.6 million to
$204.1 million. With a strengthened balance sheet, a diminished note receivable
portfolio and a significantly increased base of Owned Hotels, the Company
believes that it is well positioned to implement its growth strategy.
The Company is a Delaware corporation incorporated in 1985. The business of
the Company is conducted through its subsidiaries and by the Company directly.
The principal office of the Company is 700 Route 46 East, Fairfield, New Jersey
07004 and its telephone number is (201) 882-1010.
5
<PAGE> 7
THE OFFERING
<TABLE>
<S> <C>
Securities Offered............ $75 million aggregate principal amount of 7% Convertible
Subordinated Notes due 2002 (the "Notes").
Interest Payment Dates........ April 15 and October 15, commencing October 15, 1995.
Maturity...................... April 15, 2002
Conversion.................... The Notes are convertible into the Company's Common Stock at
any time prior to maturity, unless previously redeemed, at a
conversion price of $12.00 per share, subject to adjustment
in certain events.
Redemption at Option of
Company..................... The Notes are redeemable, in whole or in part, at the option
of the Company, at any time on or after April 17, 1998, at
the redemption prices (expressed as percentage of principal
amount) set forth below for the 12-month period beginning
April 15 (or April 17, in the case of 1998) of the years
indicated:
1998...................................................104.0%
1999...................................................103.0
2000...................................................102.0
2001...................................................101.0
and at maturity at 100% of principal, together in the case of
any such redemption with accrued interest to the redemption
date.
Repurchase at Option of
Holders..................... If a Risk Event (as defined herein) occurs, each holder of
the Notes will have the right, subject to certain conditions
and restrictions, to require the Company to offer to
repurchase all outstanding Notes, in whole or in part, owned
by such holder at 100% of their principal amount plus accrued
interest, if any, to the date of repurchase. If a Risk Event
were to occur, no assurance can be given that the Company
would have sufficient funds to pay the repurchase price for
all Notes tendered by the holders thereof. The Company's
ability to make such payments may be limited by its leverage
and the terms of its then-existing borrowing and other
agreements. See "Description of Notes -- Repurchase at Option
of Holders Upon a Risk Event" for a more complete discussion
of the rights of holders of Notes upon the occurrence of a
Risk Event.
Subordination................. The Notes are subordinated to all existing and future Senior
Indebtedness (as defined herein) of the Company, and will be
effectively subordinated to all indebtedness and other
liabilities of the Company's subsidiaries. At December 31,
1994, the Company had approximately $131.2 million of
outstanding Senior Indebtedness, and the subsidiaries of the
Company had approximately $52.6 million of outstanding
indebtedness. The Notes are not guaranteed by any of the
Company's subsidiaries. The Indenture governing the Notes
does not restrict the ability of the Company or its
subsidiaries to incur additional indebtedness, including
Senior Indebtedness.
Use of Proceeds............... The proceeds of the Offering will be used to finance the
development or acquisition of hotels or hotel portfolios and
for general corporate purposes including the possible
repayment of outstanding indebtedness. See "Use of Proceeds."
Listing....................... The Notes have been approved for listing on the New York
Stock Exchange, subject to notice of issuance. The Common
Stock is listed on the New York Stock Exchange under the
symbol "PDQ."
</TABLE>
6
<PAGE> 8
SUMMARY RECENT CONSOLIDATED FINANCIAL AND OTHER DATA
The table below presents summary recent consolidated financial and other
data derived from the Company's historical financial statements as of and for
the years ended December 31, 1993 and 1994. This data should be read in
conjunction with "Management's Discussion and Analysis of Financial Condition
and Results of Operations" and the Consolidated Financial Statements, related
notes and other financial information included and incorporated by reference in
this Prospectus.
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
-------------------------
1993 1994
-------- --------
(IN THOUSANDS,
EXCEPT PER SHARE DATA
AND MARGIN AND
RATIO DATA)
<S> <C> <C>
INCOME STATEMENT DATA:
Total revenues................................................. $108,860 $134,303
Costs and expenses:
Direct hotel operating expenses............................. 50,115 65,158
Occupancy and other operating............................... 11,047 11,261
General and administrative.................................. 15,685 15,089
Depreciation and amortization............................... 7,117 9,427
-------- --------
Total costs and expenses............................... 83,964 100,935
-------- --------
Operating income............................................... 24,896 33,368
-------- --------
Interest expense............................................... 16,116 13,993
-------- --------
Net income:
Income from recurring operations............................ 5,928 12,805
Other income -- non-recurring............................... 2,247 5,453
-------- --------
Income before extraordinary items........................... 8,175 18,258
Extraordinary items(1)...................................... 3,989 172
-------- --------
Net income..................................................... $ 12,164 $ 18,430
======== ========
Net income per common share(2):
Income from recurring operations............................ $ .20 $ .40
Other income -- non-recurring............................... .07 .17
-------- --------
Income before extraordinary items........................... .27 .57
Extraordinary items......................................... .13 .01
-------- --------
Net income per common share.................................... $ .40 $ .58
======== ========
Weighted average shares outstanding(2)......................... 30,721 32,022
OTHER DATA:
EBITDA before extraordinary items(3)........................... $ 32,013 $ 42,795
Net cash provided by operating activities...................... 19,728 28,672
Net cash provided by (used in) investing activities............ 2,281 (34,248)
Net cash used in financing activities.......................... (17,056) (23,469)
MARGIN AND RATIO DATA:
EBITDA margin(3)............................................... 29.4% 31.9%
Ratio of EBITDA to interest expense(3)......................... 1.99x 3.06x
Ratio of earnings to fixed charges(4).......................... 1.77x 2.78x
</TABLE>
7
<PAGE> 9
<TABLE>
<CAPTION>
DECEMBER 31, 1994
---------------------------
ACTUAL AS ADJUSTED(5)
-------- --------------
(IN THOUSANDS)
<S> <C> <C>
BALANCE SHEET DATA:
Cash and cash equivalents...................................... $ 12,524 $123,699
Property, equipment and leasehold improvements................. 299,291 302,891
Mortgages and notes receivable, net of current portion......... 81,260 81,260
Total assets................................................... 434,932 552,532
Current portion of debt........................................ 5,284 5,866
Long-term debt, net of current portion......................... 178,545 295,563
Total stockholders' equity..................................... 204,065 204,065
</TABLE>
- ---------------
(1) Extraordinary items consist of gains on discharges of indebtedness, net of
income taxes of $2.8 million in 1993 and $120,000 in 1994.
(2) Net income per common share has been restated for all periods to reflect a
9.4% retroactive reduction in the number of shares distributed under PMI's
plan of reorganization from 33.0 million to 29.9 million. This reduction was
effected in September 1994.
(3) EBITDA represents earnings before extraordinary items, interest expense,
provision for income taxes (if applicable) and depreciation and amortization
and excludes interest income on cash investments and other income. EBITDA is
used by the Company for the purpose of analyzing its operating performance,
leverage and liquidity. Such data are not a measure of financial performance
under generally accepted accounting principles and should not be considered
as an alternative to net income as an indicator of the Company's operating
performance or as an alternative to cash flows as a measure of liquidity.
(4) Earnings used in computing the ratio of earnings to fixed charges consist of
income before income taxes, fixed charges and extraordinary items. Fixed
charges consist of interest expense, including amounts capitalized and the
amortization of deferred financing fees, and that portion of rental expense
representative of interest (deemed to be one third of rental expense).
(5) As adjusted to reflect the Offering and the incurrence of $42.6 million of
mortgage debt during the first quarter of 1995. See "Use of Proceeds" and
"Capitalization."
The following table sets forth for the five years ended December 31, 1994,
annual operating data for the 49 Owned Hotels in the Company's portfolio at
December 31, 1994. Operating data for the Owned Hotels built or acquired during
the five-year period are presented from the dates such hotels commenced
operations or became Owned Hotels. For purposes of showing operating trends, the
results of six Owned Hotels that were managed by the Company prior to their
acquisition by the Company during the five-year period are presented as if they
had been Owned Hotels from the dates the Company began managing the hotels.
OWNED HOTEL OPERATING DATA:
<TABLE>
<CAPTION>
1990 1991 1992 1993 1994
-------- -------- -------- -------- --------
(DOLLARS IN THOUSANDS, EXCEPT ADR AND REVPAR)
<S> <C> <C> <C> <C> <C>
Number of hotels................ 33 34 37 42 49
Number of rooms................. 5,013 5,143 5,476 6,116 7,052
Occupancy %..................... 64.0% 64.7% 66.4% 70.3% 68.4%
ADR(1).......................... $ 69.99 $ 64.45 $ 64.70 $ 66.66 $ 68.80
REVPAR(2)....................... $ 44.81 $ 41.70 $ 42.97 $ 46.88 $ 47.04
Room revenues................... $ 71,013 $ 76,635 $ 83,349 $ 97,196 $108,690
Total hotel revenues............ $112,407 $114,979 $120,938 $138,406 $151,089
Gross operating profit(3)....... $ 42,097 $ 36,967 $ 35,516 $ 43,473 $ 50,733
Gross operating profit %(3)..... 37.5% 32.2% 29.4% 31.4% 33.6%
</TABLE>
- ---------------
(1) "ADR" means average daily rate, which is equal to total room revenue divided
by number of occupied rooms.
(2) "REVPAR" means revenues per available room, which is equal to total room
revenue divided by the number of rooms available for sale.
(3) Gross operating profit is defined as total hotel revenues less direct hotel
operating expenses including room, food and beverage and selling and general
expenses.
8
<PAGE> 10
The following table sets forth for the five years ended December 31, 1994,
annual operating data of the 37 Managed Hotels in the Company's portfolio at
December 31, 1994. The results of operations for the Managed Hotels are not
consolidated in the Company's consolidated financial statements. The Company
records only the management fees and interest income, where applicable, on the
Managed Hotels. Operating data for the Managed Hotels is presented from the
dates such hotels became Managed Hotels.
MANAGED HOTELS WITH FINANCIAL INTEREST OPERATING DATA:
<TABLE>
<CAPTION>
1990 1991 1992 1993 1994
------- ------- ------- ------- -------
(DOLLARS IN THOUSANDS, EXCEPT ADR AND REVPAR)
<S> <C> <C> <C> <C> <C>
Number of hotels..................... 16 17 17 17 17
Number of rooms...................... 2,710 2,957 2,951 2,946 2,937
Occupancy %.......................... 72.6% 64.2% 69.5% 70.8% 70.4%
ADR.................................. $ 58.39 $ 57.95 $ 60.04 $ 61.68 $ 65.96
REVPAR............................... $ 42.39 $ 37.19 $ 41.75 $ 43.68 $ 46.44
Room revenues........................ $41,925 $38,153 $45,094 $46,969 $49,866
Total hotel revenues................. $63,925 $57,759 $64,294 $65,445 $68,155
Gross operating profit............... $26,301 $20,179 $21,109 $21,473 $24,203
Gross operating profit %............. 41.1% 34.9% 32.8% 32.8% 35.5%
</TABLE>
OTHER MANAGED HOTELS OPERATING DATA:
<TABLE>
<CAPTION>
1990 1991 1992 1993 1994
------- ------- ------- ------- -------
(DOLLARS IN THOUSANDS, EXCEPT ADR AND REVPAR)
<S> <C> <C> <C> <C> <C>
Number of hotels..................... 17 17 17 18 20
Number of rooms...................... 2,235 2,234 2,236 2,347 2,628
Occupancy %.......................... 68.2% 65.7% 69.3% 72.5% 72.1%
ADR.................................. $ 59.77 $ 59.79 $ 59.52 $ 60.19 $ 61.88
REVPAR............................... $ 40.79 $ 39.31 $ 41.24 $ 43.61 $ 44.60
Room revenues........................ $32,857 $32,054 $33,749 $35,686 $42,788
Total hotel revenues................. $42,673 $42,046 $44,142 $46,087 $53,635
Gross operating profit............... $16,768 $15,730 $14,936 $15,888 $19,275
Gross operating profit %............. 39.3% 37.4% 33.8% 34.5% 35.9%
</TABLE>
9
<PAGE> 11
RISK FACTORS
Prospective purchasers of Notes should carefully consider, among other
things, the following risk factors before purchasing the Notes offered hereby.
LEVERAGE
As of December 31, 1994, as adjusted for the issuance of the Notes and the
incurrence of $42.6 million of mortgage debt during the first quarter of 1995,
the Company's total long-term debt (including current installments) and
shareholders' equity would have been $301.4 million and $204.1 million,
respectively. The Company expects it will incur indebtedness in addition to the
Notes in connection with the implementation of its growth strategy. The
Indenture governing the Notes does not restrict the ability of the Company or
its subsidiaries to incur additional indebtedness, including Senior
Indebtedness. Additional indebtedness of the Company may rank senior or pari
passu with the Notes in certain circumstances, while additional indebtedness of
the Company's subsidiaries will rank effectively senior to the Notes. See
"Description of Notes." The Company's ability to satisfy its obligations will be
dependent upon its future performance, which is subject to prevailing economic
conditions and financial, business and other factors, including factors beyond
the Company's control. There can be no assurance that the Company's operating
cash flow will be sufficient to meet its debt service requirements or to repay
the Notes at maturity or that the Company will be able to refinance the Notes or
other indebtedness at maturity. See "Management's Discussion and Analysis of
Financial Condition and Results of Operations -- Liquidity and Capital
Resources." In addition, the Indenture provides that if a Risk Event occurs,
each holder of the Notes will have the right, subject to certain conditions and
restrictions, to require the Company to offer to repurchase all outstanding
Notes, in whole or in part, owned by such holder at 100% of their principal
amount plus accrued interest, if any, to the date of repurchase. If a Risk Event
were to occur, no assurance can be given that the Company would have sufficient
funds to pay the repurchase price for all Notes tendered by the holders thereof.
The Company's ability to make such payments may be limited by its leverage and
the terms of its then-existing borrowing and other agreements. See "Description
of Notes -- Repurchase at Option of Holders Upon a Risk Event."
SUBORDINATION
The Notes will be unsecured subordinated obligations of the Company and
will be subordinated in right of payment to all present and future Senior
Indebtedness of the Company and will be effectively subordinated to all
indebtedness and other liabilities of the Company's subsidiaries. In the event
of bankruptcy, liquidation or reorganization of the Company, the assets of the
Company will be available to pay obligations on the Notes only after all Senior
Indebtedness has been paid in full, and there may not be sufficient assets
remaining to pay amounts due on any or all of the Notes then outstanding. The
holders of any indebtedness of the Company's subsidiaries will be entitled to
payment of their indebtedness from the assets of the subsidiaries prior to the
holders of any general unsecured obligations of the Company, including the
Notes. At December 31, 1994, the Company had approximately $131.2 million of
outstanding Senior Indebtedness, and the subsidiaries of the Company had
approximately $52.6 million of outstanding indebtedness. Of the $42.6 million of
indebtedness incurred during the first quarter of 1995, $27.0 million is Senior
Indebtedness of the Company and $15.6 million is indebtedness of subsidiaries.
In the event of a payment default with respect to Senior Indebtedness, no
payments may be made on account of the Notes until such default has been cured
or waived. In addition, under certain circumstances, no payments with respect to
the Notes may be made for a period of up to 179 days if certain non-payment
defaults exist with respect to Senior Indebtedness of the Company. See
"Description of Notes." See "Management's Discussion and Analysis of Financial
Condition and Results of Operations -- Liquidity and Capital Resources."
RISKS OF THE LODGING INDUSTRY; COMPETITION
The Company's business is subject to all of the risks inherent in the
lodging industry. These risks include, among other things, adverse effects of
general and local economic conditions, changes in local market conditions,
oversupply of hotel space, a reduction in local demand for hotel rooms, changes
in travel patterns, changes in governmental regulations that influence or
determine wages, prices or construction costs, changes
10
<PAGE> 12
in interest rates, the availability of credit and changes in real estate taxes
and other operating expenses. The Company's ownership of real property,
including hotels, is substantial. Real estate values are sensitive to changes in
local market and economic conditions and to fluctuations in the economy as a
whole. Due in part to the strong correlation between the lodging industry's
performance and economic conditions, the lodging industry is subject to cyclical
changes in revenues and profits.
The lodging industry is highly competitive. During the 1980s, construction
of lodging facilities in the United States resulted in an excess supply of
available rooms. This oversupply had an adverse effect on occupancy levels and
room rates in the industry, although the oversupply has largely been absorbed.
Competitive factors in the industry include reasonableness of room rates,
quality of accommodations, brand recognition, service levels and convenience of
locations. The Company's hotels generally operate in areas that contain numerous
other competitors. There can be no assurance that demographic, geographic or
other changes in markets will not adversely affect the convenience or
desirability of the locales in which the Company's hotels are located.
Furthermore, there can be no assurance that, in the locales in which the
Company's hotels operate, competing hotels will not pose greater competition for
guests than presently exists, or that new hotels will not enter such locales.
See "Business -- Lodging Industry."
HOTEL DEVELOPMENT AND ACQUISITION RISKS
The Company's growth strategy of developing new hotels and acquiring hotels
with repositioning potential will subject the Company to pre-opening,
pre-stabilization and repositioning costs. As the Company opens additional
Company-owned hotels, such costs may adversely affect the Company's results of
operations. Newly opened hotels historically begin with lower occupancy and room
rates that improve over time. While the Company has in the past successfully
opened or repositioned new hotels, there can be no assurance that the Company
will be able to achieve its growth strategy. Construction, acquisition and
repositioning of hotels involves certain risks, including the possibility of
construction cost overruns and delays, site acquisition cost and availability,
uncertainties as to market potential, market deterioration after commencement of
the acquisition or repositioning, possible unavailability of financing on
favorable terms and the emergence of market competition from unanticipated
sources. Although the Company seeks to manage its construction, acquisition and
repositioning activities so as to minimize such risks, there can be no assurance
that such projects will perform in accordance with the Company's expectations.
AMERISUITES EXPANSION
As part of its growth strategy, the Company intends to expand its
AmeriSuites hotel brand to meet growing demand in the all-suites hotel segment.
On March 31, 1995, in connection with the ShoLodge Transaction, the Company
assumed management of the AmeriSuites hotel brand. Prior to completion of the
ShoLodge Transaction, the Company had operated only one of the 13 AmeriSuites
hotels. In addition to the risks associated with hotel development generally,
the Company is subject to additional risks in the all-suites hotel segment due
to its limited operating history in this segment. Also, the Company competes
with other companies in the all-suites segment, some of whom have greater brand
recognition, financial resources and experience than the Company. There is no
assurance that the Company can compete effectively with these other franchises.
GEOGRAPHIC CONCENTRATION OF HOTELS
Many of the Company's hotels are located in Florida, New Jersey and New
York, and such geographic concentration exposes the Company's operating results
to events or conditions which specifically affect those areas, such as local and
regional economic, weather and other conditions. Adverse developments which
specifically affect those areas may have a material adverse effect on the
results of operations of the Company.
In addition, the Company owns the Marriott's Frenchman's Reef Beach Resort
(the "Frenchman's Reef") in St. Thomas, U.S. Virgin Islands. The Company
obtained ownership and control of this hotel in December 1994 pursuant to the
restructuring of a note receivable. The Frenchman's Reef accounted for
11
<PAGE> 13
$5.7 million of the Company's operating income in 1994. The Frenchman's Reef's
operating results have been adversely affected in recent years by a hurricane,
disruption in airline service and the Persian Gulf War. As a resort hotel
primarily operated for leisure travellers, operating results at the Frenchman's
Reef also are subject to adverse developments in general economic conditions and
changes in travel patterns. Adverse developments with respect to the Frenchman's
Reef may have a material adverse effect on the results of operations of the
Company.
RISKS ASSOCIATED WITH ROSE AND COHEN SETTLEMENT
In April 1994, the Company received a favorable ruling from the U.S.
Bankruptcy Court for the Southern District of Florida in litigation with
Financial Security Assurance, Inc. ("FSA") with respect to FSA's attempt to
recover a payment made to the Company pursuant to a settlement agreement with
Allan V. Rose ("Rose") and Arthur G. Cohen ("Cohen"). In 1993, the Company
reached a settlement with Rose and Cohen of an adversary proceeding regarding a
promissory note and personal guarantee. FSA asserted in the Bankruptcy Court
proceeding that it was entitled to receive the settlement proceeds otherwise
payable to the Company (approximately $31.2 million) under the terms of an
intercreditor agreement. The Bankruptcy Court ruled in favor of the Company in
April 1994 and, immediately thereafter, the Company used $25.0 million of the
settlement proceeds to retire its remaining Senior Secured Notes due July 31,
1997. On April 21, 1994, FSA filed a notice of appeal of the Bankruptcy Court's
order. The appeal has been argued before the United States District Court for
the Southern District of Florida and a decision of the District Court is
pending. The Company is retaining the remaining $6.2 million of settlement
proceeds as restricted cash pending disposition of the appeal. If the favorable
decision of the Bankruptcy Court were reversed by the District Court or on
further appeal by FSA, the Company could be required to pay over the $31.2
million in settlement proceeds to FSA, which could have a material adverse
effect on the Company. The Company anticipates that it would finance the
potential award of settlement proceeds to FSA through existing cash balances,
mortgage financings on unencumbered properties or conversions of mortgages and
notes receivable to cash. See "Management's Discussion and Analysis of Financial
Condition and Results of Operations --Liquidity and Capital Resources."
EMPLOYMENT AND OTHER GOVERNMENT REGULATION
The lodging industry is subject to numerous federal, state and local
government regulations, including those relating to the preparation and sale of
food and beverage (such as health and liquor license laws) and building and
zoning requirements. Also, the Company is subject to laws governing its
relationship with employees, including minimum wage requirements, overtime,
working conditions and work permits requirements. The failure to obtain or
retain liquor licenses or an increase in the minimum wage rate, employee benefit
costs or other costs associated with employees, could adversely affect the
Company. Both at the federal and state level, there are proposals under
consideration to increase the minimum wage and introduce a system of mandated
health insurance. Under the Americans with Disabilities Act of 1990 (the "ADA"),
all public accommodations are required to meet certain federal requirements
related to access and use by disabled persons. While the Company believes its
hotels are substantially in compliance with these requirements, a determination
that the Company is not in compliance with the ADA could result in the
imposition of fines or an award of damages to private litigants. These and other
initiatives could adversely affect the Company as well as the lodging industry
in general.
ENVIRONMENTAL REGULATION
Under various federal, state and local environmental laws, ordinances and
regulations, a current or previous owner or operator of real property may be
liable for the costs of removal or remediation of hazardous or toxic substances
on, under or in such property. Such laws often impose liability whether or not
the owner or operator knew of, or was responsible for, the presence of such
hazardous or toxic substances. Certain environmental laws and common law
principles could be used to impose liability for release of asbestos-containing
materials ("ACMs") into the air, and third parties may seek recovery from owners
or operators of real properties for personal injury associated with exposure to
released ACMs. Environmental laws also may
12
<PAGE> 14
impose restrictions on the manner in which property may be used or businesses
may be operated, and these restrictions may require expenditures. In connection
with the ownership or operation of hotels, the Company may be potentially liable
for any such costs. Although the Company is currently not aware of any material
environmental claims pending or threatened against it, no assurance can be given
that a material environmental claim will not be asserted against the Company or
against the Company and its managed hotels. The cost of defending against claims
of liability or of remediating a contaminated property could have a material
adverse effect on the results of operations of the Company.
MANAGEMENT AGREEMENTS
The Company currently manages 37 hotels under agreements with third party
hotel owners, including 16 Wellesley Inns for which the Company provides the
brand name. Terms of the management agreements vary but the majority are
short-term and, therefore, there are risks associated with termination of these
agreements. Furthermore, management agreements may be terminated in connection
with a change in ownership of the underlying hotels. Although such risks may be
limited due to the Company's role as lender or provider of the Wellesley Inn
brand name, 18 of the Managed Hotels, including the 16 Wellesley Inns referenced
above, are highly leveraged with debt maturing in December 1995. There can be no
assurance that such debt can be repaid or restructured by the third party hotel
owners in a manner that would permit the Company to continue as manager of such
properties.
IMPORTANCE OF FRANCHISOR RELATIONSHIPS
The Company currently enjoys good relationships with its major franchisors,
Marriott, Radisson, Sheraton, Holiday Inn, Ramada and Howard Johnson, and the
Company has no reason to believe that such relationships will not continue.
However, under the applicable franchise agreements, the franchisor can terminate
the agreement if its quality standards are not maintained or if payments due are
not made in a timely fashion. If any of the franchise agreements were terminated
by the franchisor, the Company could explore entering into a franchise agreement
with another franchisor. There can be no assurance, however, that a desirable
replacement relationship would be available.
DEPENDENCE ON KEY EMPLOYEES
The Company is dependent on its President, Chief Executive Officer and
Chairman of the Board, David A. Simon, its Executive Vice President and Chief
Financial Officer, John M. Elwood, its Executive Vice President of Operations,
Paul H. Hower, and on certain other key members of its executive management
staff, the loss of whose services could have a material adverse effect on the
Company's business and future operations. See "Management."
ABSENCE OF PUBLIC MARKET FOR THE NOTES
The Notes are a new issue of securities for which there is currently no
public market. Although the Notes have been approved for listing on the New York
Stock Exchange, subject to notice of issuance, there can be no assurance as to
the liquidity of the market for the Notes that may develop, the ability of the
holders to sell their Notes or the prices at which holders of the Notes would be
able to sell their Notes. If a market for the Notes does develop, the Notes may
trade at a discount from their initial public offering price, depending on
prevailing interest rates, the market for similar securities, performance of the
Company, the market price of the Company's Common Stock, performance of the
lodging sector and other factors. No assurance can be given as to whether an
active trading market will develop or be maintained for the Notes. See
"Underwriting."
13
<PAGE> 15
USE OF PROCEEDS
The net proceeds from the sale of the Notes offered hereby are estimated to
be approximately $72.2 million (approximately $83.1 million if the Underwriters'
over-allotment option is exercised in full) after deducting the underwriting
discount and estimated expenses related to the Offering. The Company intends to
use the net proceeds to finance the development or acquisition of hotels or
hotel portfolios and for general corporate purposes. The Company is engaged in
an ongoing program of evaluating and acquiring hotels and hotel portfolios in
selected markets in the United States. However, the Company has no agreement,
understanding or arrangement with any person to effect any material acquisition.
Until used, the net proceeds of this Offering will be invested in short-term
investment grade marketable securities or money market funds or used to repay
mortgage debt on existing hotels that the Company expects would be available, as
a result of such repayment, to support additional indebtedness. The mortgage
debt considered for repayment consists of debt with an outstanding balance of
$43.5 million at March 31, 1995 which bears interest at 10.25% and matures in
April 1997.
PRICE RANGE OF COMMON STOCK AND DIVIDEND POLICY
The Company's Common Stock is traded on the New York Stock Exchange under
the symbol "PDQ." The following table sets forth, for the periods indicated, the
high and low closing price of the Common Stock as reported on the New York Stock
Exchange.
<TABLE>
<CAPTION>
PRICE RANGE
---------------
HIGH LOW
------- -----
<S> <C> <C>
YEAR ENDED DECEMBER 31, 1993
1st Quarter.................................................. $ 3 5/8 $2 1/8
2nd Quarter.................................................. 4 1/2 3 1/2
3rd Quarter.................................................. 4 3/4 3 1/8
4th Quarter.................................................. 6 4 3/8
YEAR ENDED DECEMBER 31, 1994
1st Quarter.................................................. $ 8 1/8 $5 3/8
2nd Quarter.................................................. 7 5/8 5 3/8
3rd Quarter.................................................. 8 3/4 6 3/4
4th Quarter.................................................. 9 6 7/8
YEAR ENDED DECEMBER 31, 1995
1st Quarter.................................................. $10 5/8 $7 1/4
2nd Quarter (through April 17, 1995)......................... $10 5/8 $9 3/4
</TABLE>
The closing price of the Common Stock as reported on the New York Stock
Exchange Composite Tape was $9.75 on April 19, 1995. As of April 19, 1995, there
were approximately 2,900 holders of record of the Common Stock.
The Company has not declared any cash dividends on its Common Stock since
the Effective Date and does not currently anticipate paying any dividends on the
Common Stock in the foreseeable future. The Company currently anticipates that
it will retain any future earnings for use in its business. The Company is
prohibited by the terms of its 10% Senior Secured Notes due July 31, 1999 and
certain other debt instruments from paying cash dividends on its Common Stock.
14
<PAGE> 16
CAPITALIZATION
The following table sets forth the capitalization of the Company as of
December 31, 1994, and as adjusted to give effect to the Offering and the
incurrence by the Company of $42.6 million of mortgage debt in the first quarter
of 1995. This table should be read in conjunction with the Consolidated
Financial Statements and notes thereto included and incorporated by reference in
this Prospectus and "Management's Discussion and Analysis of Financial Condition
and Results of Operations."
<TABLE>
<CAPTION>
DECEMBER 31, 1994
---------------------------
ACTUAL AS ADJUSTED(1)
-------- --------------
(DOLLARS IN THOUSANDS)
<S> <C> <C>
Current portion of debt............................................ $ 5,284 $ 5,866
-------- --------
Long-term debt, excluding current portion:
10% Secured Notes due 1999....................................... 52,580 52,580
Notes and Mortgages payable, less current portion(2)............. 125,965 167,983
7% Convertible Subordinated Notes due 2002....................... -- 75,000
-------- --------
Total long-term debt..................................... 178,545 295,563
Stockholders' equity:
Preferred stock, par value $.10 per share;
20,000,000 shares authorized; none issued..................... -- --
Common stock, par value $.10 per share;
50,000,000 shares authorized; 30,409,371 shares
issued and outstanding(3)................................... 304 304
Capital in excess of par value................................... 171,774 171,774
Retained earnings................................................ 31,987 31,987
-------- --------
Total stockholders' equity............................... 204,065 204,065
-------- --------
Total capitalization..................................... $382,610 $499,628
======== ========
</TABLE>
- ---------------
(1) Gives effect to the Offering and mortgage debt of $39.0 million incurred in
February 1995 and the incurrence of $3.6 million of mortgage debt related
to the ShoLodge Transaction, which closed on March 31, 1995.
(2) See Note 6 of Notes to Consolidated Financial Statements as to interest
rates on long-term debt, including current portion.
(3) Does not include 1,855,886 shares of Common Stock reserved for issuance upon
the exercise of warrants distributed under PMI's plan of reorganization,
with an exercise price of $2.71 per share, and 1,442,156 shares of Common
Stock reserved for issuance upon the exercise of employee stock options.
15
<PAGE> 17
RECENT CONSOLIDATED FINANCIAL AND OTHER DATA
The table below presents recent consolidated financial and other data
derived from the Company's historical financial statements as of and for the
years ended December 31, 1993 and 1994. This data should be read in conjunction
with "Management's Discussion and Analysis of Financial Condition and Results of
Operations," "Selected Consolidated Financial Data of the Company and its
Predecessor" and the Consolidated Financial Statements, related notes and other
financial information included and incorporated by reference in this Prospectus.
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
-------------------------
1993 1994
-------- --------
(IN THOUSANDS,
EXCEPT PER SHARE DATA)
<S> <C> <C>
INCOME STATEMENT DATA:
Revenues:
Room.......................................................... $ 69,487 $ 88,753
Food and beverage............................................. 12,270 18,090
Management and other fees..................................... 10,831 10,021
Interest on mortgages and notes receivable.................... 14,765.. 15,867
Rental and other.............................................. 1,507 1,572
-------- --------
Total revenues........................................... 108,860 134,303
-------- --------
Costs and expenses:
Direct hotel operating expenses:
Room........................................................ 19,456 24,539
Food and beverage........................................... 10,230 13,886
Selling and general......................................... 20,429 26,733
Occupancy and other operating................................. 11,047 11,261
General and administrative.................................... 15,685 15,089
Depreciation and amortization................................. 7,117 9,427
-------- --------
Total costs and expenses................................. 83,964 100,935
-------- --------
Operating income................................................. 24,896 33,368
Interest income on cash investments.............................. 1,267 1,966
Interest expense................................................. (16,116) (13,993)
Other income..................................................... 3,809 9,089
-------- --------
Income before income taxes and extraordinary items............... 13,856 30,430
Provision for income taxes....................................... 5,681 12,172
-------- --------
Income before extraordinary items................................ 8,175 18,258
Extraordinary items(1)........................................... 3,989 172
-------- --------
Net income....................................................... $ 12,164 $ 18,430
======== ========
Net income per common share(2):
Income before extraordinary items........................ $ .27 $ .57
Extraordinary items...................................... .13 .01
-------- --------
Net income per common share...................................... $ .40 $ .58
======== ========
Weighted average shares outstanding(2)........................... 30,721 32,022
</TABLE>
16
<PAGE> 18
<TABLE>
<CAPTION>
YEAR ENDED DECEMBER 31,
-------------------------
1993 1994
-------- --------
(IN THOUSANDS, EXCEPT
MARGIN AND RATIO DATA)
<S> <C> <C>
OTHER DATA:
EBITDA before extraordinary items(3)............................. $ 32,013 $ 42,795
Net cash provided by operating activities........................ 19,728 28,672
Net cash provided by (used in) investing activities.............. 2,281 (34,248)
Net cash used in financing activities............................ (17,056) (23,469)
MARGIN AND RATIO DATA:
EBITDA margin(3)................................................. 29.4% 31.9%
Ratio of EBITDA to interest expense(3)........................... 1.99x 3.06x
Ratio of earnings to fixed charges(4)............................ 1.77x 2.78x
BALANCE SHEET DATA:
Cash and cash equivalents........................................ $ 41,569 $ 12,524
Property, equipment and leasehold improvements................... 172,786 299,291
Mortgages and other notes receivable, net of current portion..... 163,033 81,260
Total assets..................................................... 410,685 434,932
Current portion of debt.......................................... 19,282 5,284
Long-term debt, net of current portion........................... 168,618 178,545
Total stockholders' equity....................................... 171,364 204,065
</TABLE>
- ---------------
(1) Extraordinary items consist of gains on discharges of indebtedness, net of
income taxes of $2.8 million in 1993 and $120,000 in 1994.
(2) Net income per common share has been restated for all periods to reflect a
9.4% retroactive reduction in the number of shares distributed under PMI's
plan of reorganization from 33.0 million to 29.9 million. This reduction was
effected in September 1994.
(3) EBITDA represents earnings before extraordinary items, interest expense,
provision for income taxes (if applicable) and depreciation and amortization
and excludes interest income on cash investments and other income. EBITDA is
used by the Company for the purpose of analyzing its operating performance,
leverage and liquidity. Such data are not a measure of financial performance
under generally accepted accounting principles and should not be considered
as an alternative to net income as an indicator of the Company's operating
performance or as an alternative to cash flows as a measure of liquidity.
(4) Earnings used in computing the ratio of earnings to fixed charges consist of
income before income taxes, fixed charges and extraordinary items. Fixed
charges consist of interest expense, including amounts capitalized and the
amortization of deferred financing fees, and that portion of rental expense
representative of interest (deemed to be one third of rental expense).
17
<PAGE> 19
MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS
GENERAL
The Company is a leading hotel owner/operator which owns or leases 50 Owned
Hotels and manages 37 Managed Hotels for third parties. The Company has a
financial interest in the form of mortgages or profit participations (primarily
incentive management fees) in 17 of the Managed Hotels. The Company consolidates
the results of operations of its Owned Hotels and records management fees
(including incentive management fees) and interest income, where applicable, on
the Managed Hotels.
The Company has implemented a growth strategy which focuses on improving
results at existing hotels through increased operating efficiencies, acquiring
full-service hotels and expanding its AmeriSuites hotel brand in the all-suites
segment. Operating results have continued to improve at comparable hotels due to
repositioning efforts, yield management programs and overall improvements in the
industry. The Company also added 11 Owned Hotels in 1994 through acquisition,
construction or settlements of notes receivable, thereby increasing its Owned
Hotel rooms by approximately 40%. Although future results of operations may be
adversely affected in the short-term by the costs associated with the
acquisition and construction of new hotels, it is expected that this impact will
be offset, after an initial period, by revenues generated by these new hotels.
The Company believes it is well positioned to benefit from the expected
continued improvements in the lodging industry due to its hotel equity ownership
position and its growth strategy.
The Company has restated net income per common share for all periods to
reflect a 9.4% reduction in the number of shares distributed under the plan of
reorganization (the "Plan") of the Company's predecessor, PMI. The financial
statements had previously given effect to the maximum amount of 33,000,000
shares of Common Stock issuable under the Plan, whereas the Company in total
distributed only 29,913,000 shares under the Plan.
RESULTS OF OPERATIONS FOR THE YEAR ENDED DECEMBER 31, 1994 COMPARED TO THE YEAR
ENDED
DECEMBER 31, 1993
The following table presents the components of operating income, operating
expense margins and other data for the Company and the Company's comparable
Owned Hotels for 1993 and 1994. The results of the four hotels divested during
1993 and 1994 are not material to an understanding of the results of the
Company's operations in such periods and, therefore, are not separately
discussed.
<TABLE>
<CAPTION>
COMPARABLE OWNED
TOTAL HOTELS(1)
------------------- -------------------
1993 1994 1993 1994
------- ------- ------- -------
(DOLLARS IN THOUSANDS, EXCEPT ADR AND
REVPAR)
<S> <C> <C> <C> <C>
Revenues:
Room.............................................. $69,487 $88,753 $62,305 $66,821
Food and Beverage................................. 12,270 18,090 10,875 11,410
Management Fees................................... 10,831 10,021
Interest on Mortgages and Notes Receivable........ 14,765 15,867
Rental and Other.................................. 1,507 1,572
------- -------
Total Revenues................................. 108,860 134,303
</TABLE>
18
<PAGE> 20
<TABLE>
<CAPTION>
COMPARABLE OWNED
TOTAL HOTELS(1)
------------------- -------------------
1993 1994 1993 1994
------- ------- ------- -------
(DOLLARS IN THOUSANDS, EXCEPT ADR AND
REVPAR)
<S> <C> <C> <C> <C>
Direct Hotel Operating Expenses:
Room.............................................. $19,456 $24,539 $16,870 $17,281
Food and Beverage................................. 10,230 13,886 9,029 9,143
Selling and General............................... 20,429 26,733 17,779 18,889
Occupancy and Other Operating....................... 11,047 11,261
General and Administrative.......................... 15,685 15,089
Depreciation and Amortization....................... 7,117 9,427
Operating Income.................................... 24,896 33,368
OPERATING EXPENSE MARGINS:
Direct Hotel Operating Expenses:
Room, as a percentage of room revenue............. 28.0% 27.6% 27.1% 25.9%
Food and Beverage, as a percentage of food and
beverage revenue............................... 83.4% 76.8% 83.0% 80.1%
Selling and General, as a percentage of room and
food and beverage revenue...................... 25.0% 25.0% 24.3% 24.1%
Occupancy and Other Operating, as a percentage of
room and food and beverage revenue................ 13.5% 10.5%
General and Administrative, as a percentage of total
revenue........................................... 14.4% 11.2%
OTHER DATA:
Occupancy......................................... 70.4% 68.0% 73.2% 73.1%
ADR............................................... $ 56.14 $ 60.36 $ 56.84 $ 61.16
REVPAR............................................ $ 39.52 $ 41.04 $ 41.61 $ 44.71
Gross Operating Profit............................ $31,642 $41,685 $29,500 $32,917
</TABLE>
- ---------------
(1) For purposes of this discussion of results of operations for 1994 compared
to 1993, comparable Owned Hotels refers to the 31 Owned Hotels that were
owned or leased by the Company during all of 1994 and 1993.
Room revenues increased by $19.3 million, or 27.7%, from $69.5 million in
1993 to $88.8 million in 1994. This increase was primarily due to incremental
room revenues of $17.6 million from hotels acquired or built in 1993 and 1994
and an increase in room revenues at comparable Owned Hotels. Room revenues for
comparable Owned Hotels increased by $4.5 million, or 7.2%, in 1994 compared to
1993 due to improvements in ADR. ADR increased by $4.22 or 7.5% for all hotels
and $4.32 or 7.6% for comparable Owned Hotels due to repositioning and
refurbishment efforts at several full-service hotels and the continued
improvements in the lodging industry. In 1994, the industry continued its
recovery, as demand growth continued to outpace new hotel supply growth,
resulting in higher occupancy levels which have allowed the industry to increase
room rates. The Company has pursued a strategy of increasing ADR, which has a
greater impact on net operating income than changes in occupancy. Occupancy
rates for all hotels decreased from 70.4% in 1993 to 68.0% in 1994 due to the
lower occupancy rates normally associated with new hotels, including both newly
constructed hotels and repositioned hotels during the refurbishment period.
Occupancy rates for comparable Owned Hotels remained constant in 1994 compared
to 1993.
Food and beverage revenues increased by $5.8 million, or 47.4%, from $12.3
million in 1993 to $18.1 million in 1994. This increase was primarily due to the
impact of incremental revenues of $5.6 million from additional food and beverage
operations of four full-service hotels acquired in 1994. Food and beverage
revenues for comparable Owned Hotels increased by $535,000, or 4.9%, in 1994
compared to 1993 primarily as a result of increased banquet sales and the
repositioning of three lounges to a sports bar theme.
19
<PAGE> 21
Management and other fees consist of base and incentive fees earned under
management agreements, fees for additional services rendered to Managed Hotels
and sales commissions earned by the Company's national sales group, Market
Segments, Inc. Management and other fees decreased by $810,000, or 7.5%, from
$10.8 million in 1993 to $10.0 million in 1994 primarily due to the loss of
management fees on four Managed Hotels acquired by the Company during 1994. In
addition, the Company's management contracts covering six additional hotels were
terminated during 1994 upon divestiture of those hotels by the third party hotel
owners. Partially offsetting these decreased management fees were the addition
of two new management contracts and increased revenues associated with the
remaining Managed Hotels.
Interest on mortgages and notes receivable in 1993 and 1994 primarily
related to mortgages secured by certain Managed Hotels including the Frenchman's
Reef. Interest income on mortgages and notes receivable increased by $1.1
million, or 7.5%, from $14.8 million in 1993 to $15.9 million in 1994 primarily
due to interest recognized on the Company's cash flow notes, which are
subordinated or junior mortgages which remit payment based on hotel cash flow.
In accordance with fresh start reporting adopted on the Effective Date, assets
and liabilities were recorded at their then-current fair market values. As these
cash flow notes bear many of the characteristics and risks of operating hotel
equity investments, no value was assigned to these notes on the Company's
balance sheet due to substantial doubt as to their recoverability. The Company's
policy is to recognize interest on cash flow notes when cash is received. In
1994, the portion of interest on mortgages and other notes receivable
attributable to cash flow notes increased to $2.0 million from $1.0 million in
1993 primarily due to the execution of revised cash flow note agreements on
three hotels and the improved operating performance of the underlying hotels.
See "Business -- Mortgages and Notes Receivable."
Approximately $4.3 million and $4.6 million of interest on mortgages and
notes receivable in 1993 and 1994, respectively, was derived from the Company's
$50.0 million note receivable secured by the Frenchman's Reef. This note was
restructured in December 1994 and pursuant to such restructuring, the Company
obtained ownership and control of the Frenchman's Reef (see "-- Liquidity and
Capital Resources"). The impact of this restructuring on operating income is
expected to be minimal, as direct revenues, expenses and depreciation will
increase and interest income and management fees will decrease.
Direct room expenses increased by $5.0 million, or 26.1%, from $19.5
million in 1993 to $24.5 million in 1994 due primarily to the addition of new
hotels. As a percentage of room revenue, direct room expenses decreased from
28.0% in 1993 to 27.6% in 1994 primarily due to increases in ADR which had
minimal corresponding increases in expenses. For comparable Owned Hotels, direct
room expenses increased $411,000, or 2.4%, but decreased as a percentage of
comparable room revenue from 27.1% in 1993 to 25.9% in 1994.
Direct food and beverage expenses increased by $3.7 million, or 35.7%, from
$10.2 million in 1993 to $13.9 million in 1994 due primarily to the addition of
new full-service hotels. As a percentage of food and beverage revenue, direct
food and beverage expenses decreased from 83.4% in 1993 to 76.8% in 1994
primarily due to increased revenues in higher margin areas such as banquet
departments and sports lounges. For comparable Owned Hotels, direct food and
beverage expenses increased $114,000, or 1.3%, but decreased as a percentage of
food and beverage revenue from 83.0% in 1993 to 80.1% in 1994.
Direct hotel selling and general expenses consist primarily of hotel
expenses for Owned Hotels which are not specifically allocated to rooms or food
and beverage activities, such as administration, selling and advertising,
utilities, repairs and maintenance. Direct hotel selling and general expenses
increased by $6.3 million, or 30.9%, from $20.4 million in 1993 to $26.7 million
in 1994 due primarily to the addition of 11 new hotels. Of these 11 hotels, four
were managed by the Company in 1993 or during a portion of 1994, while the other
seven had no previous relationship to the Company. As a percentage of hotel
revenues (defined as rooms and food and beverage revenues), direct hotel selling
and general expenses remained relatively constant at 25.0% in 1994 and 1993. For
comparable Owned Hotels, direct selling and general expenses increased $1.1
million, or 6.2%, but decreased slightly as a percentage of comparable Owned
Hotel revenues from 24.3% in 1993 to 24.1% in 1994.
Occupancy and other operating expenses which consist primarily of
insurance, real estate and other taxes, and rent expense, increased by $214,000,
or 1.9%, from $11.0 million in 1993 to $11.3 million in 1994. As a percentage of
hotel revenues, occupancy and other operating expenses decreased from 13.5% in
1993 to 10.5%
20
<PAGE> 22
in 1994 primarily due to operating leverage, lower property and liability
insurance charges based on favorable claims experiences and reductions in real
estate taxes as a result of successful tax appeals on certain properties.
General and administrative expenses consist primarily of centralized
management expenses such as operations management, sales and marketing, finance
and hotel support services associated with operating both the Owned and Managed
Hotels and general corporate expenses. General and administrative expenses
decreased by $596,000, or 3.8%, from $15.7 million in 1993 to $15.1 million in
1994 primarily due to savings realized from the restructuring of the Company's
centralized management operations in 1993. As a percentage of total revenues,
general and administrative expenses decreased from 14.4% in 1993 to 11.2% in
1994.
Depreciation and amortization expense increased by $2.3 million, or 32.5%,
from $7.1 million in 1993 to $9.4 million in 1994, due to the impact of new
hotel properties acquired in the past year and refurbishment efforts at several
hotels.
Interest expense decreased by $2.1 million, or 13.2%, from $16.1 million in
1993 to $14.0 million in 1994, primarily due to the net reduction of
approximately $27.4 million of debt over the past two years. Interest income on
cash investments increased by approximately $700,000, or 55.2%, from $1.3
million in 1993 to $2.0 million in 1994 due to higher average cash balances in
1994.
Other income for 1994 consisted primarily of a gain of approximately $6.2
million related to the settlement of the Rose and Cohen note receivable (see
"-- Liquidity and Capital Resources"), gains on sales of other hotel assets of
approximately $1.0 million and rebates of prior years' insurance premiums of
$1.2 million.
Pretax extraordinary gains of approximately $292,000 for 1994 relate to the
retirement of secured notes with a face value of $8.3 million. Pretax
extraordinary gains of approximately $6.8 million in 1993 relate to the
retirement of debt with a face value of $25.8 million.
RESULTS OF OPERATIONS FOR THE YEAR ENDED DECEMBER 31, 1993 COMPARED TO THE YEAR
ENDED DECEMBER 31, 1992
The Company is the successor in interest to PMI, which emerged from chapter
11 reorganization on the Effective Date. During its approximately two-year
reorganization, PMI restructured its assets, operations and capital structure.
As a result, the Company (i) eliminated numerous unprofitable lease and
management agreements, (ii) revalued its assets to reflect the then approximate
current fair market value of such assets on its financial statements and (iii)
reduced its liabilities by $448.8 million. On the Effective Date, the Company
emerged from chapter 11 reorganization with 75 Owned or Managed Hotels (as
compared to 141 hotels prior to the chapter 11 reorganization), $135.6 million
of total equity and $266.4 million of long-term debt.
The Company implemented "fresh start" reporting in accordance with
Statement of Position 90-7 of the American Institute of Certified Public
Accountants upon its emergence from reorganization on the Effective Date. Under
"fresh start" reporting, the purchase method of accounting was used and the
assets and liabilities of the Company were restated to reflect their approximate
fair value at the Effective Date. In addition, during the reorganization period
(September 18, 1990 to the Effective Date), the Company's financial statements
were prepared under accounting principles for entities in reorganization which
include reporting interest expense only to the extent paid and recording
transactions and events directly associated with the reorganization proceedings.
Accordingly, the consolidated financial statements of the Company are not
comparable in all material respects to any such financial statement as of any
date or for any period prior to the Effective Date. Subsequent to the Effective
Date, the Company elected to change its fiscal year end from June 30 to December
31.
The financial information below should be read in conjunction with the
Consolidated Financial Statements of the Company included elsewhere in this
Prospectus. Since the Company changed its fiscal year in 1992, management has
compiled unaudited data for the calendar year ended December 31, 1992.
21
<PAGE> 23
The following table presents the components of operating income, operating
expense margins and other data for the Company and the Company's comparable
Owned Hotels for 1992 and 1993.
<TABLE>
<CAPTION>
COMPARABLE OWNED
TOTAL HOTELS(1)
--------------------- -------------------
1992 1993 1992 1993
-------- -------- ------- -------
(DOLLARS IN THOUSANDS, EXCEPT ADR AND REVPAR)
<S> <C> <C> <C> <C>
Revenues:
Room............................................ $ 62,379 $ 69,487 $51,679 $55,219
Food and Beverage............................... 13,062 12,270 9,549 10,055
Management Fees................................. 11,452 10,831
Interest on Mortgages and Notes Receivable...... 20,063 14,765
Rental and Other................................ 2,232 1,507
-------- --------
Total Revenues............................... 109,188 108,860
Direct Hotel Operating Expenses:
Room............................................ 17,858 19,456 14,003 14,848
Food and Beverage............................... 11,402 10,230 8,278 8,480
Selling and General............................. 22,119 20,429 16,004 16,200
Occupancy and Other Operating..................... 13,043 11,047
General and Administrative........................ 17,162 15,685
Depreciation and Amortization..................... 7,224 7,117
Operating Income.................................. 20,380 24,896
OPERATING EXPENSE MARGINS:
Direct Hotel Operating Expenses:
Room, as a percentage of room revenue........... 28.6% 28.0% 27.1% 26.9%
Food and Beverage, as a percentage of food and
beverage revenue............................. 87.3% 83.4% 86.7% 84.3%
Selling and General, as a percentage of room and
food and beverage revenue.................... 29.3% 25.0% 26.1% 24.8%
Occupancy and Other Operating, as a percentage of
room and food and beverage revenue.............. 17.3% 13.5%
General and Administrative, as a percentage of
total revenue................................... 15.7% 14.4%
OTHER DATA:
Occupancy....................................... 67.9% 70.4% 68.1% 72.2%
ADR............................................. $ 54.66 $ 56.14 $ 54.66 $ 55.96
REVPAR.......................................... $ 37.11 $ 39.52 $ 37.23 $ 40.38
Gross Operating Profit.......................... $ 24,062 $ 31,642 $22,943 $25,746
</TABLE>
- ---------------
(1) For purposes of this discussion of results of operations for the year ended
December 31, 1993 compared to the year ended December 31, 1992, Comparable
Owned Hotels refers to the 29 Owned Hotels that were owned or leased by the
Company during all of 1993 and 1992.
Room revenue increased by $7.1 million, or 11.4%, from $62.4 million in
1992 to $69.5 million in 1993. This increase was primarily due to incremental
room revenues of $10.9 million from hotels acquired or built during 1993 and
1992 and increased occupancy and ADR at comparable hotels. The increase was
partially offset by a decrease in room revenues of $7.4 million resulting from
the divestiture of four hotels in 1992 and 1993. Room revenues for comparable
Owned Hotels increased by $3.5 million, or 6.8%, in 1993 compared to 1992,
primarily due to an increase in occupancy of 5.9% for 1993, reflecting improved
economic conditions and continued limited new room supply. ADR increased $1.30,
or 2.4%, in 1993.
Food and beverage revenues decreased by $792,000, or 6.1%, from $13.1
million in 1992 to $12.3 million in 1993. The decrease was primarily due to the
loss of food and beverage operations at divested hotels which
22
<PAGE> 24
was partially offset by an increase in food and beverage revenue at comparable
Owned Hotels of $506,000, or 5.3%, in 1993.
Management and other fees decreased by $621,000, or 5.4%, from $11.5
million in 1992 to $10.8 million in 1993. The decrease was primarily
attributable to the loss of five management contracts due to property
divestitures by independent owners, of which two properties were acquired by the
Company. This decrease was partially offset by increases in management fees
attributable to improved operating results of the Managed Hotels.
Interest on mortgages and notes receivable decreased by $5.3 million, or
26.4%, from $20.1 million in 1992 to $14.8 million in 1993. This decrease was
primarily due to the Company's early collection of a $58.0 million note
receivable in August 1992. The decrease was partially offset by interest income
of $1.0 million recognized on cash flow notes in 1993 due to the improved
performance of the underlying hotels.
Rental and other revenues decreased by $725,000, or 32.5% from $2.2 million
in 1992 to $1.5 million in 1993. The decrease was primarily attributable to the
loss of rental revenues on properties which the Company converted into operating
hotel assets.
Direct room expenses increased by $1.6 million, or 8.9%, from $17.9 million
in 1992 to $19.5 million in 1993. As a percentage of room revenue, direct room
expenses decreased from 28.6% in 1992 to 28.0% in 1993, primarily due to
increases in ADR which had minimal corresponding increases in expenses. Direct
room expenses for comparable Owned Hotels increased by $845,000, or 6.0%, but
decreased as a percentage of room revenue from 27.1% in 1992 to 26.9% in 1993.
Direct food and beverage expenses decreased by $1.2 million, or 10.3%, from
$11.4 million in 1992 to $10.2 million in 1993. As a percentage of food and
beverage revenue, direct food and beverage expenses decreased from 87.3% in 1992
to 83.4% in 1993 which reflected an increase in higher margin beverage sales.
For comparable hotels, direct food and beverage expenses increased by $202,000,
or 2.4%, but decreased as a percentage of food and beverage revenue from 86.7%
in 1992 to 84.3% in 1993.
Direct selling and general expenses decreased by $1.7 million, or 7.6%,
from $22.1 million in 1992 to $20.4 million in 1993. As a percentage of hotel
revenue, direct selling and general expenses decreased from 29.3% in 1992 to
25.0% in 1993, primarily due to the divestiture of four full-service hotels in
1992 and 1993, which generally required increased overhead costs. For comparable
Owned Hotels, direct selling and general expenses decreased as a percentage of
hotel revenue from 26.1% in 1992 to 24.8% in 1993, primarily due to the
restructuring of the Company's centralized operations which eliminated certain
allocated central office charges. These cost savings were offset by higher
utility charges as a result of an unusually warm summer in 1993.
Occupancy and other operating expenses decreased by $2.0 million or 15.3%
from $13.0 million in 1992 to $11.0 million in 1993 primarily due to the
divesture of two properties operated under lease agreements.
General and administrative expenses decreased by $1.5 million, or 8.6%,
from $17.2 million in 1992 to $15.7 million in 1993. As a percentage of total
revenue, general and administrative charges decreased from 15.7% in 1992 to
14.4% in 1993. These decreases were primarily due to the restructuring of the
Company's centralized management operations in February 1993 which eliminated
approximately $2.5 million of annual costs.
Depreciation expense decreased by $107,000 or 1.5% from $7.2 million in
1992 to $7.1 million in 1993. In accordance with fresh start reporting,
property, equipment and leasehold improvements were valued at their fair market
value as of the Effective Date. Prior to the Effective Date, property, equipment
and leasehold improvements were recorded at cost. Accordingly, a meaningful
comparison of depreciation expense cannot be made.
Interest expense increased by $5.0 million or 44.9% from $11.1 million in
1992 to $16.1 million in 1993. Prior to the Effective Date, the Company's
financial statements were prepared under accounting principles for entities in
reorganization which includes reporting interest expense only to the extent
paid. Additionally, the
23
<PAGE> 25
Company restructured its debt obligations pursuant to the reorganization which
was completed on the Effective Date. Accordingly, a meaningful comparison of
interest expense cannot be made.
Other income in 1993 consisted primarily of a gain on the sale of a hotel
of $1.0 million, settlement of closing adjustments of $625,000 related to the
sale of a hotel in a prior year, interest of $1.2 million received as part of a
federal tax refund and $500,000 received in settlement of prior year's fees on a
Managed Hotel.
Pretax extraordinary gains of $6.8 million in 1993 relate to the repurchase
of debt.
LIQUIDITY AND CAPITAL RESOURCES
The Company has financed its operations and capital needs through a
combination of cash flow from operations, conversion of non-operating assets to
cash and proceeds from mortgage financings. The Company believes that its cash
flow from operations is sufficient to fund its anticipated working capital
needs, routine capital expenditures and debt service obligations due through
1995. An important component of the Company's growth strategy is to increase its
equity ownership in hotels, particularly in the full-service and all-suites
segments of the market. The Company intends to actively pursue acquisitions of
full-service hotels or hotel portfolios which may also require additional
capital for the costs of any necessary renovation or refurbishment.
Additionally, the Company plans to expand its AmeriSuites hotel brand by opening
or commencing construction on ten AmeriSuites hotels in 1995. The Company plans
to fund its development and acquisition program in 1995 with the proceeds of the
Offering, mortgage financings of $42.6 million incurred in the first quarter of
1995 and additional mortgage financings on its unencumbered properties, as well
as, potentially, on any properties acquired. The Company believes that these
sources will be adequate to fund the implementation of its growth strategy in
1995.
At December 31, 1994, the Company had cash and cash equivalents of $12.5
million and restricted cash of $9.7 million, which was primarily collateral for
various debt obligations. Cash and cash equivalents decreased by $29.0 million
during 1994 primarily due to capital expenditures related to the Company's
development plan.
Cash flow from operations was approximately $28.7 million in 1994 as
compared to $19.7 million in 1993. Cash flow from operations was positively
impacted by the utilization of net operating loss carryforwards ("NOLs") of $5.9
million and $4.5 million for 1994 and 1993, respectively. At December 31, 1994,
the Company had federal NOLs relating to its predecessor, PMI, of approximately
$117.5 million which are subject to annual utilization limitations and expire
beginning in 2005 and continuing through 2007.
The Company's other major sources of cash in 1994 were a settlement of the
Rose and Cohen note receivable for $31.2 million, mortgage financing and other
borrowings of $19.0 million and other collections of mortgages and notes
receivable of $5.0 million. The Company's major uses of cash in 1994 were
payments of debt of $43.8 million, capital expenditures of $63.4 million and
purchases of debt and other securities of $5.9 million.
Debt. During the first quarter of 1994, the Company purchased at a
discount $7.2 million of its Senior Secured Notes and Junior Secured Notes for
an aggregate purchase price of $7.0 million and retired the debt for a gain of
approximately $200,000. In addition, during the first quarter of 1994, the
Company purchased through a third party agent approximately $5.2 million of its
Senior Secured Notes and Junior Secured Notes for aggregate consideration of
$4.8 million. These notes were held by the third party agent and were not
retired due to certain restrictions under the note agreements. The purchases
were recorded as investments on the Company's balance sheet and gains will not
be recorded on these transactions until the notes mature or are redeemed. In
April 1994, approximately $1.1 million of these notes were retired with a
portion of the proceeds from settlement of the Rose and Cohen note receivable,
resulting in a pretax gain of approximately $100,000.
In April 1994, the Company retired its Senior Secured Notes, due July 31,
1997, with a prepayment of $26.4 million from proceeds of the settlement of the
Rose and Cohen note receivable and other collections from the collateral for the
Senior Secured Notes. The Company issued the Senior Secured Notes on July 31,
1992.
24
<PAGE> 26
In July 1994, the Company received the required consents from holders of
its Junior Secured Notes to remove certain debt covenants which placed
limitations on the Company's hotel development spending. In consideration of the
consent to the amendment, the Company agreed to increase the interest rate of
the Junior Secured Notes from 9.2% to 10.0% per annum and to shorten the
maturity from July 31, 2000 to July 31, 1999. In addition, the designation of
the Junior Secured Notes changed to Senior Secured Notes as the original Senior
Secured Notes were retired.
In November 1994, the Company obtained mortgage financing of $10.8 million
on two of its unencumbered properties, the proceeds of which were used for the
Company's acquisition and development program in 1994. These notes bear interest
at 11.2% and mature in 2004.
In February 1995, the Company obtained $39.0 million of mortgage financing
on 11 of its unencumbered hotels under two separate loan agreements. Both loans
bear interest at variable rates (approximately 10.5% at closing) and have
five-year maturities. The funds will be used to finance the Company's
acquisition and development program. The Company incurred an additional $3.6
million of debt in connection with the ShoLodge Transaction. See "-- Capital
Investments."
The Company has $34.9 million of debt obligations related to the
Frenchman's Reef due in December 1996. The Company intends to seek an extension
of the maturity of such debt or refinance it. The debt is secured by the
property which has a book value of $50.0 million.
At December 31, 1994, as adjusted to give effect to the Offering and the
incurrence by the Company of $42.6 million of mortgage debt in the first quarter
of 1995, the Company would have had $301.4 million in debt outstanding. Of this
debt approximately $83.7 million will bear interest at floating rates. The
Company has not entered into interest rate protection agreements with respect to
its floating rate debt, and, accordingly, the interest the Company pays on such
debt will increase or decrease depending on the movement of interest rates
generally.
Capital Investments. The Company has implemented a hotel development and
acquisition program which focuses on the acquisition of strategically positioned
full-service hotels or hotel portfolios and the development of AmeriSuites
hotels. The Company spent approximately $51.0 million and assumed $18.7 million
of debt in connection with its development and acquisition program in 1994. The
cash portion was funded by a combination of existing cash balances, cash flow
from operations and mortgage financing.
As part of the Company's full-service acquisition program in 1994, the
Company acquired four full-service hotels: the 183-room Ramada Inn in Clifton,
New Jersey, the 280-room Ramada Inn in Trevose, Pennsylvania (which the Company
has since converted to a Radisson hotel), the 340-room Sheraton hotel in
Hasbrouck Heights, New Jersey, and the 225-room Sheraton hotel in Mahwah, New
Jersey. The Company is continuing to pursue opportunities to acquire
full-service hotels or hotel portfolios to the extent that attractive
acquisition opportunities are available.
During 1994, the Company opened four newly constructed AmeriSuites hotels
in Overland Park, Kansas, Columbus, Ohio, Tampa, Florida, and Louisville,
Kentucky, and two newly constructed Wellesley Inns in Lakeland and Fort
Lauderdale, Florida. The Company has begun developing or has plans to develop
AmeriSuites on sites it currently owns in the Atlanta, Greensboro, Miami,
Baltimore, Detroit and Cleveland areas and has entered into a contract to
purchase an additional AmeriSuites site in the Dallas area. The Company
currently plans to spend approximately $70.0 million to open or commence
construction on 10 new AmeriSuites hotels in 1995 and has already begun
construction at the Atlanta, Greensboro and Miami sites.
In February 1995, the Company agreed to purchase an AmeriSuites hotel in
Richmond, Virginia and ShoLodge Inc.'s option to acquire a 50% interest in 11 of
the Company's 12 AmeriSuites hotels. The acquisition closed on March 31, 1995.
The total consideration payable by the Company in the ShoLodge Transaction is
$19.7 million and is comprised of (i) $6.1 million which was paid on March 31,
1995 and $10.0 million which will be paid in two cash installments during 1995
plus (ii) $18.5 million which will be paid in notes maturing in 1997 less (iii)
$14.9 million of existing debt on five hotels which was forgiven at face value.
The transaction results in a net increase of $3.6 million of long-term debt. As
a result of the transaction, the
25
<PAGE> 27
Company will manage these 12 AmeriSuites bringing to 13 the number of
AmeriSuites hotels to be owned and operated by the Company.
The Company continues to pursue its program of refurbishing certain of its
Owned Hotels and repositioning them in order to meet the local market's demand
characteristics. In some instances, this may involve a change in franchise
affiliation. The refurbishment and repositioning program primarily involves
hotels which the Company has recently acquired through mortgage foreclosures or
settlements, lease evictions/terminations or acquisitions. During 1993 and 1994,
the Company spent approximately $5.0 million and $11.9 million on capital
improvements at its Owned Hotels, of which approximately $2.8 million and $8.9
million related to refurbishments and repositionings on 12 Owned Hotels. In
1995, the Company intends to spend approximately $18.0 million on capital
improvements, of which $10.8 million relates to the refurbishing and
repositioning of recently acquired hotels.
Asset Realizations. The Company has pursued a strategy of converting the
mortgage notes receivable and other assets that it owns into cash or operating
hotel assets. Since July 31, 1992, the Company has received $98.5 million in
cash and added seven operating hotel assets through note settlements and lease
terminations. During 1994, the Company reduced its long-term mortgage and notes
receivable portfolio by $81.8 million to $81.3 million at December 31, 1994.
This reduction is primarily attributable to the settlement of the note
receivable from Rose and Cohen described below, which carried a book value of
$25.0 million, for $31.2 million in cash, and the conversion of the Company's
mortgage note receivable secured by the Frenchman's Reef with a book value of
$50.0 million into an operating hotel asset. The Company will continue to pursue
settlement with mortgage and note obligors and will utilize the cash for debt
repayments or general corporate purposes.
In April 1994, the Company received a favorable ruling from the U.S.
Bankruptcy Court for the Southern District of Florida in litigation with
Financial Security Assurance, Inc. ("FSA"), with respect to FSA's attempt to
recover a payment made to the Company under the Rose and Cohen note receivable.
In 1993, the Company reached a settlement with Rose and Cohen of an adversary
proceeding regarding a promissory note and personal guarantee. The settlement
provided for Rose or his affiliate to pay the Company the sum of $25.0 million,
all of which was paid into escrow in February 1994, plus proceeds from the sale
of approximately 1.1 million shares of the Company's Common Stock held by Rose.
FSA asserted that it was entitled to receive the settlement proceeds under the
terms of an intercreditor agreement. Upon receipt of the Bankruptcy Court order
in April 1994, the Company used the $25.0 million of settlement proceeds to
retire its Senior Secured Notes. On April 21, 1994, FSA filed its notice of
appeal of the Bankruptcy Court's order. The appeal was argued before the United
States District Court in November 1994 and the decision of the District Court is
pending. During 1994, Rose sold approximately 1.0 million shares of the
Company's Common Stock under the terms of the settlement for net proceeds of
approximately $6.2 million. Subject to further court order, the Company is
required to use the stock proceeds principally to retire Senior Secured Notes.
As the Rose and Cohen note had a book value of $25.0 million on the Company's
balance sheet, approximately $6.2 million was recorded as income in the
Company's statement of operations.
In December 1994, the Company obtained ownership of the Frenchman's Reef
through a pre-negotiated plan of reorganization. The Company had previously
reached an agreement in 1993 to restructure its mortgage notes receivable
secured by the Frenchman's Reef with the general partner of Frenchman's Reef
Beach Associates ("FRBA"), the owner of the hotel. In conjunction with the
agreement, FRBA filed a pre-negotiated chapter 11 petition in September 1993.
During the reorganization period, the Company continued to receive cash payments
on its mortgage notes receivable under a cash collateral order approved by the
Bankruptcy Court. Under the plan of reorganization, which was approved by the
Bankruptcy Court on November 29, 1994, the Company obtained ownership and
control of the hotel.
In addition, during 1994, the Company received $2.1 million in settlement
of other mortgage notes receivable realizing a gain of $125,000. The Company
also sold its fee interests in two hotels in 1994 for a combination of cash and
notes of $2.5 million and realized gains of $1.0 million.
26
<PAGE> 28
SELECTED CONSOLIDATED FINANCIAL DATA
OF THE COMPANY AND ITS PREDECESSOR
The Company is the successor in interest to the Company's predecessor, PMI,
which emerged from chapter 11 reorganization on the Effective Date, July 31,
1992. PMI had filed for protection under chapter 11 of the United States
Bankruptcy Code in September 1990. The Company implemented "fresh start"
reporting pursuant to the Statement of Position 90-7, "Financial Reporting by
Entities in Reorganization under the Bankruptcy Code" of the American Institute
of Certified Public Accountants, as of the Effective Date. Accordingly, the
consolidated financial statements of the Company are not comparable in all
material respects to any such financial statement as of any date or any period
prior to the Effective Date. Subsequent to the Effective Date, the Company
changed its fiscal year end from June 30 to December 31. The table below
presents selected consolidated financial data derived from: (i) the Company's
historical financial statements for the years ended December 31, 1993 and 1994,
(ii) the Company's historical financial statements as of and for the five-month
period ended December 31, 1992, (iii) the Company's "fresh start" balance sheet
as of the Effective Date, and (iv) the historical consolidated financial
statements of PMI for the one month ended July 31, 1992 and for the years ended
June 30, 1990, 1991 and 1992. This data should be read in conjunction with the
Consolidated Financial Statements, related notes and other financial information
included and incorporated by reference in this Prospectus.
<TABLE>
<CAPTION>
PRE-REORGANIZATION POST-REORGANIZATION
--------------------------------------------------- ---------------------------------------------
AS OF AND AS OF AND
FOR THE FOR THE FOR THE YEAR ENDED
AS OF AND FOR THE YEAR ENDED JUNE 30, ONE MONTH FIVE MONTHS
ENDED AS OF ENDED DECEMBER 31,
-------------------------------------- JULY 31, JULY 31, DEC. 31, -------------------
1990(1)(2) 1991(1) 1992(1) 1992(1) 1992(1) 1992 1993 1994
---------- -------- -------------- ---------- -------- ------------ -------- --------
(IN THOUSANDS) (IN THOUSANDS)
<S> <C> <C> <C> <C> <C> <C> <C> <C>
STATEMENT OF OPERATIONS
DATA:
Total revenues........... $277,239 $205,699 $134,190 $ 8,793 -- $ 41,334 $108,860 $134,303
Valuation writedowns and
reserves............... (240,855) (59,149) (62,123) (13,000) -- -- -- --
Reorganization items..... -- (181,655) (23,194) 1,796 -- -- -- --
Income (loss) from
continuing operations
before extraordinary
items(3)............... (280,387) (246,110) (71,965) (10,274) -- 1,393 8,175 18,258
Extraordinary items-gains
on discharge of
indebtedness (net of
income taxes).......... -- -- -- 249,600 -- -- 3,989 172
Net income (loss)........ (267,075) (227,188) (71,965) 239,326 -- 1,393 12,164 18,430
BALANCE SHEET DATA:
Total assets............. $934,116 $679,916 $554,118 -- $468,650 $403,314 $410,685 $434,932
Long-term debt, net of
current portion........ 368,925 2,851 8,921 -- 204,438 192,913 168,618 178,545
Stockholders' equity
(deficiency)........... 66,681 (157,327) (229,292) -- 135,600 137,782 171,364 204,065
</TABLE>
- ---------------
(1) PMI filed for chapter 11 bankruptcy protection on September 18, 1990, at
which time it owned or managed 141 hotels. During its approximately
two-year reorganization, PMI restructured its assets, operations and
capital structure. On the Effective Date, the Company emerged from chapter
11 reorganization with 75 Owned or Managed Hotels, $135.6 million of
stockholders' equity and $266.4 million of total debt.
(2) PMI effectively discontinued the operations of its franchise segment on July
1, 1990 with the sales of the Howard Johnson, Ramada and Rodeway franchise
businesses in July, 1990.
(3) Approximately $2.3 million, $28.0 million and $25.3 million of contractual
interest expense during the one month ended July 31, 1992 and for the
fiscal years ended June 30, 1992 and 1991, respectively, was not accrued
and was not paid due to the chapter 11 proceeding.
27
<PAGE> 29
BUSINESS
THE COMPANY
Prime is a leading hotel owner/operator with a portfolio of 87 hotels
totalling 12,743 rooms. Located primarily in secondary markets in 19 states and
the U.S. Virgin Islands, Prime's hotels operate either under franchise
agreements with hotel brands such as Marriott, Radisson, Sheraton, Holiday Inn,
Ramada and Howard Johnson, or under the Company's proprietary brand names,
AmeriSuites and Wellesley Inns. The Company owns or leases 50 hotels and manages
37 hotels for third parties. Prime holds financial interests in the form of
mortgages on or profit participations in 17 of the Managed Hotels. In total, the
Company has equity or financial interests in 67 hotels containing approximately
10,000 rooms.
The Company operates in three major lodging industry segments:
full-service, all-suites and limited-service. Approximately 53% of Prime's hotel
rooms are in full-service hotels. The AmeriSuites hotels, which comprise
approximately 12% of the Company's hotel rooms, are mid-priced, all-suites
hotels, situated near office parks and travel destinations in the Southern and
Central United States. Prime also competes in the limited-service segment, which
comprises approximately 35% of its hotel rooms, primarily through its
economically priced Wellesley Inns, which are located in Florida, the Middle
Atlantic and the Northeast.
Prime is fundamentally committed to hotel equity ownership. Significant
elements of Prime's ownership strategy are strong in-house hotel management and
control of its proprietary brands, both of which have contributed to improved
hotel operating performance. Reflecting Prime's operating strengths, the
Company's hotels generated average operating profit margins that exceeded
comparable industry averages for 1993, as reported by industry sources, by
approximately 25% for full-service hotels, 21% for all-suites hotels and 6% for
limited-service hotels.
The Company's growth strategy is to:
- generate improved results at existing hotels through increased operating
efficiencies;
- acquire full-service hotels with potential for operating and marketing
improvements; and
- expand the AmeriSuites hotel brand to meet growing all-suites segment
demand.
The Company's strategy for improving results at its existing hotels
includes using sophisticated operating, marketing and financial systems and
capitalizing on the operating leverage inherent in the lodging industry.
Implementation of the Company's strategy, together with positive industry
trends, has produced improved performance in recent years. Exemplifying the
Company's operating leverage, during 1994 REVPAR increased 7.4% while net
operating income increased 17.0%, as compared to the prior year, for Company-
owned comparable hotels, which are hotels that have been open for all of 1993
and 1994. The Company expects further improvement for the lodging sector and to
continue to improve the performance of its existing hotels.
The Company seeks to capitalize on its strength as a full-service hotel
owner/operator and the favorable outlook for the full-service segment by
continuing to pursue the acquisition of full-service hotels. In 1994 the Company
acquired four full-service hotels with approximately 1,000 rooms. With a
continued industry outlook for limited new room supply, steady demand growth and
acquisition prices at discounts to replacement cost in the full-service segment,
Prime believes that the acquisition of full-service hotels will continue to
provide significant growth opportunities.
Prime is also committed to developing its AmeriSuites all-suites hotel
brand. The Company believes that AmeriSuites provides an excellent guest
experience, and offers desirable suite accommodations and other amenities at
mid-scale prices. During the first quarter of 1995, the Company acquired the
option of ShoLodge, Inc. to purchase a 50% interest in 11 of the Company's 12
AmeriSuites hotels, acquired the only AmeriSuites hotel not already owned by
Prime and assumed management of all 12 of these AmeriSuites hotels
(collectively, the "ShoLodge Transaction"), thereby establishing Prime's
exclusive control over the AmeriSuites brand. Prior to completion of the
ShoLodge Transaction, the Company managed only one of the 13 AmeriSuites hotels
and the other 12 hotels were managed by ShoLodge, Inc. In 1994 the Company
opened
28
<PAGE> 30
four new AmeriSuites. The Company currently plans to open or commence
construction of ten new AmeriSuites with approximately 1,250 rooms in 1995. The
Company already owns six development sites for new AmeriSuites hotels and has
begun construction at sites in Atlanta, Greensboro and Miami.
The Company is the successor in interest to PMI. PMI restructured its
operations and capital structure pursuant to a bankruptcy reorganization
completed on July 31, 1992. Under its restructuring, PMI recruited new
management and directors, reduced its liabilities by $448.8 million, revalued
its assets to reflect fair market value, and eliminated unprofitable contract
commitments. During the period from July 31, 1992 through December 31, 1994, the
Company further reduced its debt by $82.6 million from $266.4 million to $183.8
million, and reduced its portfolio of notes receivable through cash collections
and collateral recoveries by $143.4 million from $226.6 million to $83.2
million. In the process, the Company increased its investment in hotel fixed
assets by $138.9 million from $160.4 million to $299.3 million, and increased
stockholders' equity by $68.5 million from $135.6 million to $204.1 million.
With a strengthened balance sheet, a diminished note receivable portfolio and a
significantly increased base of Owned Hotels, the Company believes that it is
well positioned to implement its growth strategy.
LODGING INDUSTRY
Overview
As a leading owner/operator of hotels, Prime believes that it is well
positioned to benefit from the continuing recovery occurring in the lodging
industry. The recovery has been driven by a favorable supply/demand imbalance
resulting primarily from increased economic activity and the sharp decline in
the growth of the supply of new hotel rooms since 1991. Demand growth exceeded
new supply growth by 3.0% in 1993 and by 3.3% in 1994, as reported by Smith
Travel Research. Since 1991, demand growth has outpaced new room supply growth,
resulting in an increase in industry-wide occupancy levels from 60.9% in 1991 to
65.2% in 1994. Higher occupancy levels have allowed the industry to increase
rates. In 1994, ADR increased by 3.8% over 1993 levels, marking the first
inflation-adjusted ADR growth since 1986. REVPAR increased by 7.3% in 1994.
Because of the operating leverage inherent in the lodging industry, increases in
REVPAR have had a major impact on hotel operating performance, with industry
pretax profits growing from breakeven levels in 1992 to approximately $4.6
billion in 1994, as estimated by Smith Travel Research.
U.S. Lodging Industry Profile
The following table was compiled from industry operating data as reported
by Smith Travel Research and highlights industry data for the United States and
the regions in which most of the Company's hotels are located: the Middle
Atlantic region, which is comprised of New Jersey, New York and Pennsylvania;
and the South Atlantic region, which is comprised of Florida, Georgia, South
Carolina, North Carolina, Virginia, Maryland and Delaware. The table also
includes operating data concerning the three price levels in which the Company
competes: upscale, mid-price and economy.
<TABLE>
<CAPTION>
OPERATING PERFORMANCE FOR THE TWELVE MONTHS % CHANGE IN:
ENDED DECEMBER 31 ---------------------------------------------------------
---------------------------------------------------
ROOM SUPPLY ROOM DEMAND REVPAR
OCCUPANCY PERCENTAGE ADR ----------------- ----------------- -----------------
---------------------- ------------------------ 1993 1994 1993 1994 1993 1994
1992 1993 1994 1992 1993 1994 V. 1992 V. 1993 V. 1992 V. 1993 V. 1992 V. 1993
---- ---- ---- ------ ------ ------ ------- ------- ------- ------- ------- -------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
United States.... 61.9% 63.1% 65.2% $59.62 $61.30 $63.63 1.0% 1.4% 4.0% 4.7% 4.8% 7.3%
BY REGION:
Middle
Atlantic....... 61.8% 64.2% 66.5% $77.03 $78.79 $84.03 0.6% 0.4% 4.8% 4.0% 6.3% 10.5%
South Atlantic... 62.7% 64.0% 65.4% $59.29 $60.47 $62.09 0.7% 1.1% 4.1% 3.2% 4.1% 4.9%
BY SERVICE
(PRICE LEVEL):
Upscale.......... 64.7% 66.8% 68.0% $73.11 $72.05 $74.32 0.9% 2.0% 2.9% 3.8% 1.7% 5.0%
Mid-Price........ 62.9% 63.9% 65.3% $53.98 $54.99 $56.78 1.4% 2.0% 2.9% 4.2% 3.5% 5.5%
Economy.......... 61.4% 61.3% 62.1% $43.76 $42.66 $44.21 0.8% 1.1% 1.6% 2.6% (2.7)% 5.0%
</TABLE>
29
<PAGE> 31
Lodging industry analysts expect further improvement for the lodging
sector. The primary reasons contributing to continued growth include:
- Overall supply growth is expected to remain modest in 1995 and 1996 as
replacement costs continue to exceed acquisition prices and the
availability of construction financing remains limited. However, these
disincentives are not equally prevalent in all segments of the industry
as evidenced by the new supply growth in the budget and economy price
levels.
- Room demand growth is expected to continue due to continued economic
growth, expected increases in leisure and international travel and
favorable demographics.
- Higher occupancy rates have provided the industry with pricing power as
evidenced by the 3.8% increase in ADR in 1994, which outpaced the growth
in the consumer price index.
PRIME'S LODGING OPERATIONS
The following table sets forth information with respect to the Owned and
Managed Hotels as of December 31, 1994:
<TABLE>
<CAPTION>
MANAGED WITH
FINANCIAL
OWNED(1) INTEREST(2) OTHER MANAGED TOTAL
-------------- -------------- -------------- ---------------
HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS
------ ----- ------ ----- ------ ----- ------ ------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
FULL-SERVICE:
Marriott.............................. 1 517 0 0 1 525 2 1,042
Radisson.............................. 0 0 1 204 1 192 2 396
Sheraton.............................. 4 927 0 0 0 0 4 927
Holiday Inn........................... 2 362 4 868 0 0 6 1,230
Ramada................................ 9 1,494 4 912 2 277 15 2,683
Howard Johnson........................ 0 0 2 326 1 115 3 441
-- -- -- --
----- ----- ----- ------
Total Full-Service.......... 16 3,300 11 2,310 5 1,109 32 6,719
ALL-SUITES:
AmeriSuites(3)........................ 12 1,497 0 0 0 0 12 1,497
LIMITED-SERVICE:
Wellesley Inn......................... 14 1,505 5 478 11 1,030 30 3,013
Howard Johnson........................ 6 610 1 149 2 284 9 1,043
Other................................. 1 140 0 0 2 205 3 345
-- -- -- --
----- ----- ----- ------
Total Limited-Service....... 21 2,255 6 627 15 1,519 42 4,401
Total....................... 49 7,052 17 2,937 20 2,628 86 12,617
===== ===== ===== ===== ===== ===== ===== ======
</TABLE>
- ---------------
(1) Of the 49 Owned Hotels, nine are leased. The leases covering the Company's
leased hotels provide for fixed lease rents and, in most instances,
additional percentage rents based on a percentage of room revenues. The
leases also generally require the Company to pay the cost of repairs,
insurance and real estate taxes. In addition, some of the Company's Owned
Hotels are located on land subject to long-term leases, generally for terms
in excess of the depreciable lives of the improvements.
(2) Seventeen Managed Hotels in which the Company holds a mortgage or profit
participation on the property.
(3) ShoLodge managed eleven of the AmeriSuites owned by the Company as of
December 31, 1994, but, as of March 31, 1995, these hotels are managed by
the Company.
30
<PAGE> 32
The following table sets forth the location of the Company's hotels as of
December 31, 1994:
<TABLE>
<CAPTION>
MANAGED WITH
FINANCIAL
OWNED(1) INTEREST(2) OTHER MANAGED TOTAL
---------------- ------------------ ---------------- -----------------
HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS
------ ----- ------ ----- ------ ----- ------ ------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Arizona............... 1 118 -- -- -- -- 1 118
Arkansas.............. 1 130 -- -- -- -- 1 130
California............ -- - -- -- 1 95 1 95
Connecticut........... 4 589 -- -- -- -- 4 589
Delaware.............. 1 142 -- -- -- -- 1 142
Florida............... 13 1,417 3 395 5 527 21 2,339
Georgia............... 1 114 -- -- 1 189 2 303
Indiana............... 1 126 -- -- -- -- 1 126
Kansas................ 1 126 -- -- -- -- 1 126
Kentucky.............. 1 126 -- -- -- -- 1 126
Maryland.............. -- -- -- -- 2 609 2 609
Nevada................ 1 201 -- -- -- -- 1 201
New Jersey............ 11 1,691 10 2,021 4 559 25 4,271
New York.............. 4 577 1 99 4 361 9 1,037
Ohio.................. 3 380 -- -- -- -- 3 380
Oregon................ 1 161 -- -- -- -- 1 161
Pennsylvania.......... 1 280 3 422 1 90 5 792
Tennessee............. 2 251 -- -- -- -- 2 251
Virginia.............. 1 106 -- -- 2 198 3 304
Virgin Islands........ 1 517 -- -- -- -- 1 517
-- -- -- --
----- ----- ----- ------
Total....... 49 7,052 17 2,937 20 2,628 86 12,617
===== ===== ===== ===== ===== ===== ===== ======
</TABLE>
- ---------------
(1) Of the 49 Owned Hotels, nine are leased. The leases covering the Company's
leased hotels provide for fixed lease rents and, in most instances,
additional percentage rents based on a percentage of room revenues. The
leases also generally require the Company to pay the cost of repairs,
insurance and real estate taxes. In addition, some of the Company's Owned
Hotels are located on land subject to long-term leases, generally for terms
in excess of the depreciable lives of the improvements.
(2) Seventeen Managed Hotels in which the Company holds a mortgage or profit
participation on the property.
31
<PAGE> 33
The following table sets forth for the five years ended December 31, 1994,
annual operating data for the 86 hotels in the Company's portfolio as of
December 31, 1994. Operating data for the Owned Hotels built or acquired during
the five-year period are presented from the dates such hotels commenced
operations or became Owned Hotels. For purposes of showing operating trends, the
results of six Owned Hotels that were managed by the Company prior to their
acquisition by the Company during the five-year period are presented as if they
had been Owned Hotels from the dates the Company began managing the hotels.
<TABLE>
<CAPTION>
MANAGED WITH FINANCIAL
OWNED INTEREST OTHER MANAGED TOTAL
--------------------------- --------------------------- --------------------------- -------------------------
HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS
------------- ------------- ------------- ------------- ------------- ------------- ------------ ------------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
1990...... 33 5,013 16 2,710 17 2,235 66 9,958
1991...... 34 5,143 17 2,957 17 2,234 68 10,334
1992...... 37 5,476 17 2,951 17 2,236 71 10,663
1993...... 42 6,116 17 2,946 18 2,347 77 11,409
1994...... 49 7,052 17 2,937 20 2,628 86 12,617
</TABLE>
<TABLE>
<CAPTION>
OCCUPANCY ADR REVPAR OCCUPANCY ADR REVPAR OCCUPANCY ADR REVPAR OCCUPANCY ADR REVPAR
--------- ------ ------ --------- ------ ------ --------- ------ ------ --------- ------ ------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
1990...... 64.0% $69.99 $44.81 72.6% $58.39 $42.38 68.2% $59.77 $40.78 67.5% $63.88 $43.14
1991...... 64.7 64.45 41.70 64.2 57.95 37.19 65.7 59.79 39.31 64.8 61.61 39.91
1992...... 66.4 64.70 42.97 69.5 60.04 41.75 69.3 59.52 41.24 67.9 62.23 42.26
1993...... 70.3 66.66 46.88 70.8 61.68 43.68 72.5 60.19 43.61 70.9 63.95 45.34
1994...... 68.4 68.80 47.04 70.4 65.96 46.44 72.1 61.88 44.60 69.7 66.51 46.35
</TABLE>
Full-Service Hotels
The Company currently operates 32 full-service hotels under franchise
agreements with Marriott, Radisson, Sheraton, Holiday Inn (including Crowne
Plaza), Ramada and Howard Johnson. The full-service hotels are concentrated in
the Northeast region of the United States. The hotels are generally positioned
along major highways within close proximity to corporate headquarters, office
parks, airports, convention or trade centers and other major facilities. The
customer base for full-service hotels consists primarily of business travelers
and tourists. Consequently, the Company's sales force markets to companies which
have a significant number of employees travelling in the Company's operating
regions who consistently produce a high volume demand for hotel room nights. In
addition, the Company's sales force actively markets meeting and banquet
services to groups and individuals for seminars, business meetings, holiday
parties and weddings.
The Company owns and operates one resort hotel, the Frenchman's Reef in St.
Thomas, U.S. Virgin Islands. The Frenchman's Reef is a 517-room resort hotel
which includes a 421-room eight-story building and 96 rooms in the adjacent
Morningstar Beach Resort. The Frenchman's Reef has seven restaurants, extensive
convention facilities, complete sports and beach facilities and a self-contained
total energy and desalinization system. The Frenchman's Reef is marketed
directly through its own sales force in New York City and at the hotel, and
through the Marriott reservation system. The Frenchman's Reef markets primarily
to tour groups, corporate meetings, conventions and individual vacationers.
The full-service hotels generally have between 150 and 300 rooms, pool,
restaurant, lounge, banquet and meeting facilities. Other amenities include
fitness rooms, room service, remote-control cable television and facsimile
services. In order to enhance guest satisfaction, the Company has recently
introduced or expanded theme concept lounges such as sports bars, fifties clubs
and country and western bars in a number of its hotels. In recent years, the
Company has received recognition from various franchisors and associations for
its hotel quality and service.
32
<PAGE> 34
The following table sets forth for the five years ended December 31, 1994,
annual operating data for the 32 full-service hotels in the Company's portfolio
as of December 31, 1994. Operating data for the hotels built or acquired during
the five-year period are presented from the dates such hotels commenced
operations or became Owned Hotels. For purposes of showing operating trends, the
results of six Owned Hotels that were managed by the Company prior to their
acquisition by the Company during the five-year period are presented as if they
had been Owned Hotels from the dates the Company began managing the hotels.
<TABLE>
<CAPTION>
MANAGED WITH FINANCIAL
OWNED INTEREST OTHER MANAGED TOTAL
--------------------------- --------------------------- --------------------------- -------------------------
HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS
------------- ------------- ------------- ------------- ------------- ------------- ------------ ------------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
1990...... 15 3,032 10 2,079 4 992 29 6,103
1991...... 15 3,032 11 2,327 4 992 30 6,351
1992...... 15 3,017 11 2,322 4 995 30 6,334
1993...... 15 3,015 11 2,317 5 1,110 31 6,442
1994...... 16 3,300 11 2,310 5 1,109 32 6,719
</TABLE>
<TABLE>
<CAPTION>
OCCUPANCY ADR REVPAR OCCUPANCY ADR REVPAR OCCUPANCY ADR REVPAR OCCUPANCY ADR REVPAR
--------- ------- ------ --------- ------- ------ --------- ------- ------ --------- ------- ------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
1990...... 61.8% $ 84.41 $52.16 71.6% $ 61.72 $44.17 60.5% $ 84.77 $51.27 65.1% $ 75.55 $49.16
1991...... 63.0 77.76 48.96 62.4 60.81 37.95 61.6 82.44 50.78 62.5 72.55 45.37
1992...... 64.2 79.27 50.89 68.8 62.99 43.30 66.1 82.83 54.81 66.2 73.63 48.72
1993...... 69.8 83.02 57.94 69.7 64.86 45.22 67.2 84.09 56.47 69.4 76.51 53.06
1994...... 67.7 88.33 59.77 70.0 69.79 48.85 69.3 86.69 60.08 68.8 81.26 55.90
</TABLE>
The Company believes opportunities exist for acquisitions of full-service
hotels at attractive multiples of cash flow or at significant discounts to
replacement values. During 1994, the Company acquired the 183-room Ramada Inn in
Clifton, New Jersey, the 280-room Ramada Inn in Trevose, Pennsylvania, which the
Company has since converted to a Radisson, the 340-room Sheraton in Hasbrouck
Heights, New Jersey and the 225-room Sheraton hotel in Mahwah, New Jersey. In
addition, the Company obtained ownership of the 517-room Frenchman's Reef hotel
through a note receivable settlement in 1994. The Company does not anticipate
the acquisition of other resort hotels. The Company currently plans to pursue
the acquisition of additional full-service hotels in 1995. With a continued
outlook for limited new room supply, steady demand growth and acquisition prices
at discounts to replacement cost in the full-service segment, Prime believes
that the acquisition of full-service hotels will continue to provide significant
growth opportunities. Although the Company evaluates potential acquisitions of
hotels located throughout the United States based primarily on hotel-specific
economic factors, acquisition opportunities in the Mid-Atlantic region are more
likely to come to the Company's attention given the Company's current ownership
concentration.
The majority of the Company's repositioning efforts have been performed at
the full-service hotels. During 1993 and 1994, the Company successfully
completed the repositioning of nine of its full-service hotels which included
changing the franchise affiliations of four such hotels. The Company is in the
process of repositioning two additional full-service hotels, including an $8.5
million project to reposition the recently acquired Hasbrouck Heights Sheraton.
All-Suites Hotels
The Company currently owns 13 AmeriSuites hotels, which are positioned in
the all-suites segment of the lodging industry. AmeriSuites hotels offer guests
an attractively designed suite unit with a complimentary continental breakfast
in a spacious lobby cafe, remote-control cable television and facsimile/computer
service. AmeriSuites is a limited-service concept which offers group meeting
space, but does not include restaurant or
33
<PAGE> 35
lounge facilities. AmeriSuites attract customers who typically stay in
mid-market limited-service and full-service hotels principally because of the
quality of the guest suites, which offer distinct living, sleeping and kitchen
areas. AmeriSuites contain approximately 125 suites and two to four meeting
rooms. AmeriSuites are primarily located near corporate office parks and travel
destinations in the Southern and Central parts of the United States. The target
customer is primarily the business traveler with an average length of stay of
two to three nights. AmeriSuites are marketed on a local level primarily through
direct sales and use the ShoLodge reservation system.
In February 1995, the Company entered into the agreements pertaining to the
ShoLodge Transaction, pursuant to which the Company acquired the option of
ShoLodge to purchase a 50% interest in 11 of the Company's 12 AmeriSuites
hotels. As part of this transaction, the Company also acquired the only
remaining AmeriSuites not already owned by Prime and assumed management of all
12 of these AmeriSuites hotels, thereby establishing Prime's exclusive control
over the AmeriSuites brand.
The following table sets forth for the five years ended December 31, 1994,
certain data with respect to AmeriSuites hotels owned by the Company. Operating
data for the hotels built during the five-year period are presented from the
dates such hotels commenced operations.
<TABLE>
<CAPTION>
YEAR ENDED
DECEMBER 31, HOTELS ROOMS OCCUPANCY ADR REVPAR
- --------------------------------------- ------ ----- --------- ------ ------
<S> <C> <C> <C> <C> <C>
1990................................. 3 367 37.9% $60.23 $22.81
1991................................. 4 497 48.5 55.33 26.83
1992................................. 6 749 60.0 54.99 32.97
1993................................. 8 993 64.1 56.21 36.01
1994................................. 12 1,497 65.9 59.90 39.50
</TABLE>
The Company believes that the all-suites segment will continue to be a high
growth segment of the industry. For 1994, REVPAR for the all-suites segment grew
by 7.8%, according to Smith Travel Research. The REVPAR growth at the Company's
AmeriSuite hotels exceeded this favorable industry trend. For the six owned
AmeriSuites hotels which were opened for all of 1993 and 1994, REVPAR increased
by 13.1% in 1994 resulting in a 19.3% increase in operating income.
The Company plans to develop the AmeriSuites brand through new
construction. All of the AmeriSuites were constructed within the past five
years. The Company has historically built AmeriSuites at a cost of approximately
$50,000 per room. AmeriSuites have a low cost structure and have generally
achieved stable occupancy and ADR within 24 to 36 months after opening. During
1994, the Company opened four newly constructed AmeriSuites hotels in Overland
Park, Kansas, Columbus, Ohio, Tampa, Florida, and Louisville, Kentucky. The
Company has begun developing or has plans to develop AmeriSuites on sites it
currently owns in Atlanta, Greensboro, Miami, Baltimore, Detroit and Cleveland
areas and has entered into a contract to purchase an additional AmeriSuites site
in the Dallas area. The Company currently plans to open or commence construction
on 10 new AmeriSuites hotels in 1995 and has already begun construction at the
Atlanta, Greensboro and Miami sites.
Limited-Service Hotels
The Company's limited service hotels consist of 30 Wellesley Inns and 12
other hotels operated under franchise agreements primarily with Howard Johnson.
Of the Company's 30 Wellesley Inns, 16 are located in Florida and the remainder
in the Middle Atlantic and Northeast United States. The Company owns and
operates 14 Wellesley Inns and manages 16 Wellesley Inns for independent owners.
Of the Company-owned Wellesley Inns, ten are located in Florida and four are
located in the Middle Atlantic and the Northeast. The Company has developed
separate strategies for the Wellesley Inns located in Florida and the Wellesley
Inns
34
<PAGE> 36
outside of Florida. In Florida, where the population has grown rapidly and
development opportunities continue to exist, it has built a geographically
concentrated group of Wellesley Inns thereby developing brand name recognition
in Florida. In 1994, the comparable Florida Wellesley Inns average occupancy was
approximately 84.7% and gross operating profits averaged 52% of hotel revenues.
The prototypical Florida Wellesley Inn has 105 rooms and is distinguished by its
classic stucco exterior, spacious lobby and amenities such as continental
breakfast, remote control cable television and facsimile services. The Florida
properties are operated through the Company's Florida regional office. Marketing
efforts rely heavily on direct marketing and billboard advertising. In the
Middle Atlantic and Northeast where the Company believes new development
opportunities are limited, the Company has focused on building the Wellesley
Inns system through acquisition and conversion of existing properties. In 1994,
the comparable Wellesley Inns outside of Florida had an average occupancy of
71.1% and average gross operating profits of 47%.
The Company's other limited-service hotels have an average of between 100
and 120 rooms and offer complimentary continental breakfast, remote control
cable television, pool facilities and facsimile services, generally with
restaurant facilities within a short distance of the hotel. They are designed to
appeal primarily to business travelers.
The following table sets forth for the five years ended December 31, 1994,
annual operating data for the 42 limited-service hotels in the Company's
portfolio as of December 31, 1994. Operating data for the Owned Hotels built or
acquired during the five-year period are presented from the dates such hotels
commenced operations or became Owned Hotels.
<TABLE>
<CAPTION>
MANAGED WITH FINANCIAL
OWNED INTEREST OTHER MANAGED TOTAL
--------------------------- --------------------------- --------------------------- -------------------------
HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS HOTELS ROOMS
------------- ------------- ------------- ------------- ------------- ------------- ------------ ------------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
1990...... 15 1,614 13 1,243 6 631 34 3,488
1991...... 15 1,614 13 1,242 6 630 34 3,486
1992...... 16 1,710 13 1,241 6 629 35 3,580
1993...... 19 2,108 13 1,237 6 629 38 3,974
1994...... 21 2,255 15 1,519 6 627 42 4,401
</TABLE>
<TABLE>
<CAPTION>
OCCUPANCY ADR REVPAR OCCUPANCY ADR REVPAR OCCUPANCY ADR REVPAR OCCUPANCY ADR REVPAR
--------- ------ ------ --------- ------ ------ --------- ------ ------ --------- ------ ------
<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
1990...... 71.7% $45.82 $32.87 74.3% $43.97 $32.65 76.0% $48.03 $36.49 73.5% $45.55 $33.49
1991...... 71.9 44.03 31.66 69.1 43.68 30.18 70.2 49.17 34.54 70.6 44.83 31.65
1992...... 73.2 44.12 32.31 71.8 42.29 30.35 72.4 49.71 36.01 72.6 44.48 32.28
1993...... 74.3 45.15 33.55 76.8 43.20 33.16 74.8 50.80 38.02 75.2 45.45 34.19
1994...... 70.7 47.08 33.28 74.1 44.94 33.30 72.0 52.26 37.61 72.1 47.06 33.92
</TABLE>
The majority of the Florida Wellesley Inns were constructed within the past
five years. The Company historically has constructed these properties at a cost
of approximately $40,000 per room. Florida Wellesley Inns have a low cost
structure and have had rapid stabilization periods generally within six to
twelve months of opening. During 1994, the Company completed construction of
Wellesley Inns in Fort Lauderdale and Lakeland, Florida and converted a Howard
Johnson's hotel in Penns Grove, New Jersey to a Wellesley Inn.
REFURBISHMENT PROGRAM
The Company continuously refurbishes its Owned Hotels in order to maintain
consistent quality standards. The Company generally spends approximately 4% to
6% of hotel revenue on capital improvements at its Owned Hotels and typically
refurbishes each hotel approximately every five years. The Company believes that
its Owned Hotels are in generally good physical condition, with over half of the
Owned Hotels
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<PAGE> 37
being five years old or less. The Company recommends the refurbishment and
repair projects on its Managed Hotels although spending amounts vary based on
the financial strength of the hotel and its owner and the significance of the
Company's interest as a mortgagee.
In addition to making normal capital improvements, the Company reviews on
an on-going basis each hotel's competitive position in the local market in order
to decide the types of product that will best meet the market's demand
characteristics. During the past two years, the Company has implemented a
program of repositioning its Owned Hotels. Repositioning a hotel generally
requires renovation and refurbishment of the exterior and interior of the
building and may result in a change of brand name. In 1993 and 1994, the Company
spent $2.8 million and $8.9 million on the repositioning of 12 of its Owned
Hotels, which included changing the franchise affiliation of six of such hotels.
While the major refurbishment efforts at the Company's existing hotels have
substantially been completed, the Company's future refurbishing spending will
focus on newly acquired hotels. During 1995, the Company currently plans to
spend approximately $10.8 million to reposition or refurbish recently acquired
hotels.
MORTGAGES AND NOTES RECEIVABLE
As of December 31, 1994, mortgages and notes receivable totalled $83.2
million (including current portion) and consisted of an aggregate principal
amount of $60.6 million of mortgages and notes secured by Managed Hotels and
hotels that are leased by the Company from third parties and $22.6 million of
other mortgages and notes secured primarily by other hotels. The Company has
pursued a strategy of converting its mortgage and notes receivable into cash or
operating hotel assets. Since July 31, 1992, the Company has received $98.5
million in cash and added seven operating hotel assets through note settlements
and lease terminations. During 1994, the Company reduced its long-term mortgage
and notes receivable portfolio by $81.8 million to $81.3 million at December 31,
1994. This reduction is primarily attributable to the settlement of the Rose and
Cohen note receivable, which carried a book value of $25.0 million, for $31.2
million in cash, and the conversion of the Company's mortgage note receivable
secured by the Frenchman's Reef with a book value of $50.0 million into an
operating hotel asset. The Company will continue to pursue settlements with
mortgage and note obligors and will utilize the cash for debt repayments or for
general corporate purposes.
The Company's mortgage notes secured by hotel properties consist primarily
of notes with a book value of $46.5 million secured by mortgages on ten Managed
Hotels. These notes currently bear interest at rates ranging from 8.5% to 13.5%
per annum and have various maturities through 2017. The mortgages were primarily
derived from the sales of hotel properties. The Company has restructured
approximately $33.0 million of these mortgages and notes to receive the majority
of available cash flow and a participation in the future excess cash flow of
such hotel properties. The restructurings generally include senior mandatory-
payment notes and junior notes payable annually based on cash flow. The Company
believes that these senior, mandatory-payment notes generally do not exceed the
current realizable value of the hotels they encumber. However, the Company
believes that, taken together, the restructured senior and junior mortgage notes
often exceed the value of the properties they encumber. As a result, these
junior notes bear many of the characteristics and risks of operating hotel
equity investments and are not reflected on the Company's balance sheet. See
"Management's Discussion and Analysis of Financial Condition and Results of
Operations --Liquidity and Capital Resources."
In addition to the mortgage positions referred to above, the Company also
holds the junior, accruing or cash flow notes and other interests on other
properties managed by the Company. With regard to these properties, third
parties generally hold significant senior mortgages. Because there is
substantial doubt that the Company will recover any of the value on its junior
notes, none of these subordinated financial interests are assigned a value on
the Company's balance sheet.
In 1994, the Company recognized $15.9 million of interest on mortgages and
notes receivable. Approximately $4.6 million, or 28.9%, of the 1994 interest was
derived from the Company's note receivable
36
<PAGE> 38
secured by the Frenchman's Reef which was converted into an equity ownership
position in December 1994. Approximately $2.0 million or 12.6% of 1994 interest
was derived from the junior notes which are assigned no value on the Company's
balance sheet. See "Management's Discussion and Analysis of Financial Condition
and Results of Operations."
In addition to mortgages and notes receivable, as of December 31, 1994, the
Company had other assets that totalled $16.9 million, which consisted of real
property not related to Owned Hotels (approximately $8.0 million of which
consisted of an office building).
MANAGEMENT AGREEMENTS
The Company provides hotel management services to third party hotel owners
of 37 Managed Hotels including 16 Wellesley Inns for which the Company provides
the brand name. The number of Managed Hotels declined during 1994 due to the
sale of ten hotels by independent owners, four of which were acquired by the
Company. Management fees are derived from the Managed Hotels based on fixed
percentages of the property's total revenues and performance related incentive
payments based on certain measures of hotel income. Additional fees are also
generated from the rendering of specific services such as accounting services,
construction services, design services and sales commissions. The Company's
fixed management fee percentages range from 1.0% to 5.0% and average 3.5% of the
Managed Hotel's total revenues before giving consideration to performance
related incentive payments. The base and incentive fees comprised approximately
59%, or $5.9 million, of the total management and other fees in 1994. Terms of
the management agreements vary but the majority are short-term and, therefore,
there are risks associated with termination of these agreements. Furthermore,
management agreements may be terminated in connection with a change in ownership
of the underlying hotels. Although such risks may be limited due to the
Company's role as lender or provider of the Wellesley Inn brand name, 18 of the
Managed Hotels, including the 16 Wellesley Inns referenced above, are highly
leveraged with debt maturing in December 1995. There can be no assurance that
such debt can be repaid or restructured by the third party hotel owners in a
manner that would permit the Company to continue as manager of such properties.
The Company holds financial interests in the form of mortgages or profit
participations in 17 of the 37 Managed Hotels and other interests and control
rights (primarily brand control) in 13 of the remaining 20 Managed Hotels.
OPERATIONS
As a leading domestic hotel operating company, the Company enjoys a number
of operating advantages over other lodging companies. With 87 hotels covering a
number of price points and broad geographic regions, the Company possesses the
critical mass to support sophisticated operating, marketing and financial
systems. The Company believes that its broad array of central services permits
on-site hotel general managers to effectively focus on providing guest services,
results in economies of scale and leads to above-market hotel profit margins. As
a result of these operating strategies, the Company's hotels generated average
operating profit margins that exceeded comparable industry averages for 1993, as
reported by industry sources, by approximately 25% for full-service hotels,
approximately 21% for all-suites hotels and approximately 6% for limited-service
hotels.
The Company's operating strategy combines operating service and guidance
from its central management team, with decentralized decision-making authority
delegated to each hotel's on-site management. The on-site hotel management teams
focus on providing guest services and consist of a general manager and,
depending on the hotel's size and market positioning, managers of sales and
marketing, food and beverage, front desk services, housekeeping and engineering.
The Company's operating objective is to exceed guest expectations by providing
quality services and comfortable accommodations at the lowest cost consistent
with each hotel's market position. On-site hotel management is responsible for
efficient expense controls and uses operating standards provided by the Company.
Within parameters established in the operating and capital planning process,
on-site management possesses broad decision-making authority on operating issues
such as guest
37
<PAGE> 39
services, marketing strategies, hiring practices and incentive programs. Each
hotel's management team is empowered to take all necessary steps to ensure guest
satisfaction within established guidelines. Key on-site personnel participate in
an incentive program based on hotel revenues and profits.
The central management team, located in Fairfield, New Jersey, provides
four major categories of services: (i) operations management, (ii) sales and
marketing management, (iii) financial reporting and control and (iv) hotel
support services.
Operations Management. Operations management consists of the development,
implementation and monitoring of hotel operating standards and is provided by a
network of regional operating officers who are each responsible for the
operations of 10 to 15 hotels. They are supported by training, food and beverage
and human resources departments, each staffed full-time by specialized
professionals. The cornerstone of operations management is employee training,
with a staff of professionals dedicated to training in sales, housekeeping, food
service, front desk services and leadership. The Company believes these efforts
increase employee effectiveness, reduce turnover and improve the level of guest
services.
The Company's cost-effective centralized management services benefit not
only its existing operations but also provide additional opportunities for
growth and development from acquisitions. In all of the recently acquired
hotels, the Company's headquarters have assumed certain of the operational
responsibilities which previously had been performed by the on-site hotel
management. In addition, the Company believes it has improved operating
efficiencies for each of these hotels that it has acquired.
Sales and Marketing Management. Aggressive sales and marketing is a top
operating priority. Sales and marketing management is directed by a corporate
staff of 20 professionals, including regional marketing directors who are
responsible for each hotel's sales and marketing strategies, and the Company's
national sales group, Market Segments, Inc. ("MSI"). In cooperation with the
regional marketing and organization staff, on-site sales management develops and
implements short- and intermediate-term marketing plans. The Company focuses on
yield management techniques, which optimize the relationship between hotel rates
and occupancies and seek to maximize profitability. In addition, the Company
assumes prominent roles in franchise marketing associations to obtain maximum
benefit from franchise affiliations. The Company's in-house creative department
creates hotel advertising materials and programs at cost-effective rates.
Complementing regional and on-site marketing efforts, MSI's marketing team
targets specific hotel room demand generators including tour operators, major
national corporate accounts, athletic teams, religious groups and others with
segment-specialized sales initiatives. MSI's primary objective is to book hotel
rooms at the Company's hotels and its secondary objective is to market its
services on a commission basis to major operators throughout the industry. Sales
activities on behalf of non-affiliated hotels increase the number of hotels
where bookings can be made to support marketing efforts and defray the costs of
the marketing organization.
Financial Reporting and Control. The Company's system of centralized
financial reporting and control permits management to closely monitor
decentralized hotel operations without the cost of financial personnel on site.
Centralized accounting personnel produce detailed financial and operating
reports for each hotel. Additionally, central management directs budgeting and
analysis, processes payroll, handles accounts payable, manages each hotel's
cash, oversees credit and collection activities and conducts on-site hotel
audits.
Hotel Support Services. The Company's hotel support services combine a
number of technical functions in central, specialized management teams to attain
economies of scale and minimize costs. Central management handles purchasing,
directs construction and maintenance and provides design services. Technical
staff teams support each hotel's information and communication systems needs.
Additionally, the Company directs safety/risk management activities and provides
central legal services.
38
<PAGE> 40
FRANCHISE AGREEMENTS
The Company enters into non-exclusive franchise licensing agreements with
various franchisors, which agreements typically have a ten year term and allow
the Company to benefit from franchise brand recognition and loyalty. The
non-exclusive nature of the franchise agreement allows the Company the
flexibility to continue to develop properties with the brands that have shown
success in the past or to develop in conjunction with other brand names. This
flexibility also plays an important role in the Company's repositioning strategy
for continued earnings growth which emphasizes proper positioning of its
properties within these respective markets to maximize their return on
investment. Over the past two years, the Company has repositioned several hotels
that were either owned or managed or recently acquired. These repositionings
include the Portland, Oregon Crowne Plaza (formerly Howard Johnson), the Las
Vegas, Nevada Crowne Plaza (formerly Howard Johnson), the Saratoga Springs, New
York Sheraton (formerly Ramada Renaissance), the Fairfield, New Jersey Radisson
(formerly Sheraton), the Orlando, Florida Shoney's Inn (formerly Howard
Johnson), and the Trevose, Pennsylvania Radisson (formerly Ramada). The Company
believes its relationships with numerous nationally recognized franchisors
provides significant benefits for both its existing hotel portfolio and
prospective hotel acquisitions. While the Company currently enjoys good
relationships with its franchisors, there can be no assurance that a desirable
replacement would be available if any of the franchise agreements were to be
terminated.
The franchise agreements require the Company to pay annual fees, to
maintain certain standards and to implement certain programs which require
additional expenditures by the Company such as remodeling or redecorating. The
payment of annual fees, which typically total 7% to 8% of room revenues, cover
royalty fees and the costs of marketing and reservation services provided by the
franchisors. The use of franchisor reservation systems typically result in
increased occupancy. Franchise agreements, when initiated, generally provide for
an initial fee in addition to annual fees payable to the franchisor.
39
<PAGE> 41
MANAGEMENT
DIRECTORS AND EXECUTIVE OFFICERS
Set forth below are the names, ages and positions of the directors and
executive officers of the Company:
<TABLE>
<CAPTION>
NAME AGE POSITION
- ------------------------------------------- ---- --------------------------------------------
<S> <C> <C>
David A. Simon............................. 43 President, Chief Executive Officer and
Chairman of the Board of Directors
John M. Elwood............................. 40 Executive Vice President, Chief Financial
Officer and Director
Howard M. Lorber(1)........................ 46 Director
Herbert Lust, II(1)........................ 68 Director
Jack H. Nusbaum............................ 54 Director
Allen J. Ostroff(1)........................ 59 Director
A.F. Petrocelli(1)......................... 50 Director
Paul H. Hower.............................. 60 Executive Vice President
Timothy E. Aho............................. 51 Senior Vice President/Development
Denis W. Driscoll.......................... 50 Senior Vice President/Human Resources
John H. Leavitt............................ 41 Senior Vice President/Sales and Marketing
Joseph Bernadino........................... 48 Senior Vice President, Secretary and General
Counsel
Richard T. Szymanski....................... 37 Vice President and Corporate Controller
Douglas W. Vicari.......................... 35 Vice President and Treasurer
</TABLE>
- ---------------
(1) Member of the Compensation and Audit Committee.
The following is a biographical summary of the experience of the directors
and executive officers of the Company:
David A. Simon has been President, Chief Executive Officer and a Director
since 1992 and Chairman of the Board of Directors of the Company since 1993. Mr.
Simon was a director of PMI from 1990 to 1992. Mr. Simon was the Chief Executive
Officer of PMI from 1990 to 1992 and was an executive officer in September 1990
when PMI filed for protection under chapter 11 of the United States Bankruptcy
Code.
John M. Elwood has been a Director and Executive Vice President of the
Company since 1992 and Chief Financial Officer since 1993. Mr. Elwood was the
Director of Reorganization of PMI from September 1990, when PMI filed for
protection under chapter 11 of the United States Bankruptcy Code, through the
Effective Date, and during 1990 was the Director of Reorganization of Allegheny
International, Inc. prior to its emergence from chapter 11 bankruptcy protection
that year.
Howard M. Lorber has been a Director and a member of the Compensation and
Audit Committee since 1994. Mr. Lorber is Chairman of the Board of Directors of
Nathan's Famous, Inc., Hallman & Lorber, Inc. and Skybox International, Inc.,
and a director of New Valley Corporation, United Capital Corp. and Alpine Lace
Brands, Inc. Mr. Lorber has been Chief Executive Officer of Hallman & Lorber,
Inc. for more than the past five years, President and Chief Operating Officer of
New Valley Corporation since 1994, and Chief Executive Officer of Nathan's
Famous, Inc. since 1993. Mr. Lorber has also been a general partner or
shareholder of a corporate general partner of various limited partnerships
organized to acquire and operate real estate properties. Several of these
partnerships filed for protection under the federal bankruptcy laws in 1990 and
1991.
Herbert Lust, II has been a Director since 1992 and Chairman of the
Compensation and Audit Committee of the Company since 1993. Mr. Lust was a
member of the Committee of Unsecured Creditors of PMI from 1990 to 1992. Mr.
Lust has been a private investor and President of Private Water Supply Inc. for
more than the past five years. Mr. Lust is a director of BRT Realty Trust.
40
<PAGE> 42
Jack H. Nusbaum has been a Director since 1994. Mr. Nusbaum has been a
senior partner and Co-Chairman of the law firm of Willkie Farr & Gallagher for
more than the past five years. He also is a director of W.R. Berkley
Corporation, The Topps Company, Inc., GEV Corporation and Signet Star Holdings,
Inc.
Allen J. Ostroff has been a Director since 1992 and a member of the
Compensation and Audit Committee since 1993. Mr. Ostroff has been a Senior Vice
President of the Prudential Realty Group, a subsidiary of the Prudential
Insurance Company of America, for more than the last five years.
A.F. Petrocelli has been a Director since 1992 and a member of the
Compensation and Audit Committee since 1993. Mr. Petrocelli has been the
Chairman of the Board of Directors and Chief Executive Officer of United Capital
Corp. for more than the past five years. He is also a director of Nathan's
Famous, Inc.
Paul H. Hower has been an Executive Vice President of the Company since
1993. Mr. Hower was President of Integrity Hospitality Services from 1991 to
1993 and Vice President and Hotel Division Manager of B.F. Saul Co. from 1990 to
1991.
Timothy E. Aho has been a Senior Vice President of the Company since 1994.
Mr. Aho was a Senior Vice President of Development for Boykin Management Company
from 1993 to 1994 and Vice President of Development for Interstate Hotels
Corporation from 1990 to 1993.
Denis W. Driscoll has been a Senior Vice President of the Company since
1993. Mr. Driscoll was President of Driscoll Associates, a human resources
consulting organization, from 1990 to 1993.
John H. Leavitt has been a Senior Vice President of the Company since 1992.
Mr. Leavitt was a Senior Vice President of PMI from 1991 to 1992 and a Senior
Vice President of Medallion Hotel corporation from 1990 to 1991.
Joseph Bernadino has been Senior Vice President, Secretary and General
Counsel of the Company since 1992. Mr. Bernadino was an Assistant Secretary and
Assistant General Counsel of PMI from 1990 to 1992 and held such position when
PMI filed for chapter 11 bankrupcty protection.
Richard T. Szymanski has been a Vice President and Corporate Controller of
the Company since 1992. Mr. Szymanski was Corporate Controller of PMI from 1990
to 1992 and held such position when PMI filed for chapter 11 bankrupcty
protection.
Douglas W. Vicari has been a Vice President and Treasurer of the Company
since 1992 and was Vice President and Treasurer of PMI during 1992. Mr. Vicari
was the Director of Budget and Financial Analysis of PMI from 1990 to 1992 and
held such position when PMI filed for chapter 11 bankrupcty protection.
41
<PAGE> 43
DESCRIPTION OF NOTES
The Notes are to be issued under an Indenture, to be dated as of April 26,
1995 (the "Indenture"), between the Company and Bank One, Columbus, N.A., as
Trustee (the "Trustee"), a copy of which is filed as an exhibit to the
Registration Statement of which this prospectus is a part. The following
summaries of certain provisions of the Indenture do not purport to be complete
and are subject to, and are qualified in their entirety by reference to, all the
provisions of the Indenture, including the definitions therein of certain terms.
References in italics are to the Indenture. Wherever particular Sections,
Articles or defined terms of the Indenture are referred to, such Sections,
Articles or defined terms are incorporated herein by reference. As used in this
"Description of Notes," the "Company" refers to Prime Hospitality Corp. and does
not include its subsidiaries.
GENERAL
The Notes will be unsecured subordinated obligations of the Company, will
be limited to an aggregate principal amount of $75,000,000 (subject to increase
in the event of the exercise of the Underwriters' over-allotment option) and
will mature on April 15, 2002. The Notes will bear interest at the rate per
annum shown on the front cover of this Prospectus from the date of initial
issuance, or from the most recent Interest Payment Date to which interest has
been paid or provided for, payable semi-annually on April 15 and October 15 of
each year, commencing October 15, 1995, to the Person in whose name the Note (or
any predecessor Note) is registered at the close of business on the Regular
Record Date for such interest, which shall be April 1 or October 1 (whether or
not a Business Day), as the case may be, next preceding such Interest Payment
Date. Interest on the Notes will be paid on the basis of a 360-day year of
twelve 30-day months. (Sections 3.1, 3.7 and 3.10)
Principal of and premium, if any, and interest on the Notes will be
payable, and the transfer of Notes will be registrable, at the office or agency
of the Company maintained for such purposes in the Borough of Manhattan, The
City of New York, and the Corporate Trust Office of the Trustee located in
Columbus, Ohio. In addition, payment of interest may, at the option of the
Company, be made by check mailed to the address of the Person entitled thereto
as it appears in the Note Register. (Sections 3.1, 3.5 and 10.2)
The Notes will be issued only in fully registered form, without coupons, in
denominations of $1,000 and any integral multiples thereof. (Section 3.2) No
service charge will be made for any registration of transfer or exchange of
Notes, but the Company may require payment of a sum sufficient to cover any tax
or other governmental charge payable in connection therewith. The Company is not
required (i) to issue, register the transfer of or exchange any Note during a
period beginning at the opening of business 15 days before the day of the
mailing of a notice of redemption and ending at the close of business on the
date of such mailing, or (ii) to register the transfer of or exchange any Note
selected for redemption in whole or in part, except the unredeemed portion of
Notes being redeemed in part. (Section 3.5)
All monies paid by the Company to the Trustee or any Paying Agent for the
payment of principal of and premium, if any, and interest on any Note which
remain unclaimed for two years after such principal, premium or interest becomes
due and payable may be repaid to the Company. Thereafter, the Holder of such
Note may, as an unsecured general creditor, look only to the Company for payment
thereof. (Section 10.3)
The Indenture does not contain any provisions that would provide protection
to Holders of the Notes against a sudden and dramatic decline in credit quality
of the Company resulting from any takeover, recapitalization or similar
restructuring, except as described below under "Repurchase at Option of Holders
Upon a Risk Event."
CONVERSION RIGHTS
The Notes will be convertible into Common Stock of the Company at any time
up to and including the maturity date (subject to prior redemption by the
Company on not less than 15 nor more than 60 days' notice) at the principal
amount thereof, initially at the conversion price stated on the cover page of
this Prospectus (subject to adjustment as described below). The right to convert
Notes called for redemption or delivered for
42
<PAGE> 44
repurchase will terminate at the close of business on the last Trading Day prior
to the Redemption Date or the Repurchase Date, unless the Company defaults in
making the payment due upon redemption or repurchase. (Section 13.1) For
information as to notices of redemption, see "-- Optional Redemption."
The conversion price will be subject to adjustment in certain events,
including: (i) dividends (and other distributions) payable in Common Stock on
any class of capital stock of the Company, (ii) the issuance to all holders of
Common Stock of rights, warrants or options entitling them to subscribe for or
purchase Common Stock at less than the Current Market Price, (iii) subdivisions,
combinations and reclassifications of Common Stock, (iv) distributions to all
holders of Common Stock of evidences of indebtedness of the Company, cash or
other assets (including securities, but excluding those dividends, rights,
warrants, options and distributions referred to above and excluding dividends
and distributions paid exclusively in cash), (v) distributions consisting
exclusively of cash (excluding any cash portion of distributions referred to in
(iv) above or cash distributed upon a merger or consolidation to which the
second succeeding paragraph applies) to all holders of Common Stock in an
aggregate amount that, combined together with (a) all other such all-cash
distributions made within the preceding 12 months in respect to which no
adjustment has been made and (b) any cash and the fair market value of other
consideration paid or payable in respect of any tender offers by the Company or
any of its subsidiaries for Common Stock concluded within the preceding 12
months in respect of which no adjustment has been made, exceeds 12.5% of the
Company's market capitalization (defined as being the product of the Current
Market Price of the Common Stock times the number of shares of Common Stock then
outstanding) on the record date for such distribution, and (vi) the purchase of
Common Stock pursuant to a tender offer made by the Company or any of its
subsidiaries which involves an aggregate consideration that, together with (a)
any cash and the fair market value of any other consideration paid or payable in
any other tender offer by the Company or any of its subsidiaries for Common
Stock expiring within the 12 months preceding the expiration of such tender
offer in respect of which no adjustment has been made and (b) the aggregate
amount of any such all-cash distributions referred to in (v) above to all
holders of Common Stock within the 12 months preceding the expiration of such
tender offer in respect of which no adjustments have been made, exceeds 12.5% of
the Company's market capitalization on the expiration of such tender offer.
There will be no upward adjustment in the conversion price except in the event
of a reverse stock split. No adjustment in the conversion price shall be
required unless such adjustment (plus any adjustments not previously made) would
require an increase or decrease of at least 1% in such price; provided, however,
that any adjustments which by reason of this sentence are not required to be
made shall be carried forward and taken into account in any subsequent
adjustment. (Section 13.4)
In addition to the foregoing adjustments, the Company will be permitted to
make such reduction in the conversion price as it considers to be advisable in
order that any event treated for federal income tax purposes as a dividend or
distribution of stock or stock rights will not be taxable to the holders of the
Common Stock. (Section 13.4)
Subject to the rights of Holders of Notes described below under "Repurchase
at Option of Holders Upon a Risk Event," in case of certain consolidations or
mergers to which the Company is a party or the transfer of substantially all of
the assets of the Company, each Note then outstanding would, without the consent
of any Holders of Notes, become convertible only into the kind and amount of
securities, cash and other property receivable upon the consolidation, merger or
transfer by a holder of the number of shares of Common Stock into which such
Note might have been converted immediately prior to such consolidation, merger
or transfer (assuming such holder of Common Stock failed to exercise any rights
of election and received per share the kind and amount received per share by a
plurality of non-electing shares). (Section 13.11)
Fractional shares of Common Stock will not be issued upon conversion, but,
in lieu thereof, the Company will pay a cash adjustment based upon market price.
(Section 13.3) Notes surrendered for conversion during the period from the close
of business on any Regular Record Date next preceding any Interest Payment Date
to the opening of business on such Interest Payment Date (except Notes called
for redemption on a Redemption Date within such period) must be accompanied by
payment of an amount equal to the interest thereon which the registered Holder
is to receive. In the case of any Note that has been converted after any Regular
Record Date but on or before the next Interest Payment Date, interest whose
Stated Maturity is on such Interest Payment Date will be payable on such
Interest Payment Date notwithstanding such conversion,
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and such interest will be paid to the Holder of such Note on such Regular Record
Date. Except as described above, no interest on converted Notes will be payable
by the Company on any Interest Payment Date subsequent to the date of
conversion. No other payment or adjustment for interest or dividends will be
made upon conversion. (Sections 3.7 and 13.2)
If at any time the Company makes a distribution of property to its
shareholders that would be taxable to such shareholders as a dividend for
Federal income tax purposes (e.g., distributions of evidences of indebtedness or
assets of the Company, but generally not stock dividends or rights to subscribe
for Common Stock) and, pursuant to the antidilution provisions of the Indenture,
the conversion price of the Notes is reduced, such reduction may be deemed to be
the payment of a taxable dividend to Holders of Notes. If the Company
voluntarily reduces the conversion price for a period of time, Holders of the
Notes may, in certain circumstances, have taxable income equal to the value of
the reduction in the conversion price. Holders of Notes could, therefore, have
taxable income as a result of an event pursuant to which they received no cash
or property that could be used to pay the related income tax.
SUBORDINATION
The payment of the principal of and premium, if any, and interest on, the
Notes will, to the extent set forth in the Indenture, be subordinated in right
of payment to the prior payment in full of all Senior Indebtedness. Upon any
payment or distribution of assets to creditors upon any liquidation,
dissolution, winding up, reorganization, assignment for the benefit of
creditors, marshalling of assets or any bankruptcy, insolvency or similar
proceedings of the Company, the holders of all Senior Indebtedness will be first
entitled to receive payment in full of all amounts due or to become due thereon
before the Holders of the Notes will be entitled to receive any payment in
respect of the principal of or premium, if any, or interest on, the Notes. In
the event of the acceleration of the maturity of any Notes, the holders of all
Senior Indebtedness will first be entitled to receive payment in full of all
amounts due or to become due thereon before the Holders of the Notes will be
entitled to receive any payment upon the principal of or premium, if any, or
interest on, the Notes. In the event and during the continuation of (i) any
default in the payment of principal of or premium, if any, or interest on any
Senior Indebtedness beyond any applicable grace period with respect thereto or
(ii) any other event of default with respect to any Senior Indebtedness
permitting the holders of such Senior Indebtedness (or a trustee or other
representative on behalf of the holders thereof) to declare such Senior
Indebtedness due and payable prior to the date on which it would otherwise have
become due and payable, upon written notice thereof to the Company and the
Trustee by any holders of Senior Indebtedness (or a trustee or other
representative on behalf of the holders thereof) (the "Default Notice"), unless
and until such event of default shall have been cured or waived and such
acceleration shall have been rescinded or annulled, or (iii) any judicial
proceeding shall be pending with respect to any such default in payment or event
of default, then no payment may be made in respect of principal or premium, if
any, or interest on the Notes or to acquire or repurchase the Notes for cash or
property or on account of the repurchase provisions of the Indenture provided
such payments may not be prevented under clause (ii) above for more than 179
days after an applicable Default Notice has been received by the Trustee unless
the Senior Indebtedness in respect of which such event of default exists has
been declared due and payable in its entirety, in which case no such payment may
be made until such acceleration has been rescinded or annulled or such Senior
Indebtedness has been paid in full. No event of default which existed or was
continuing on the date of any Default Notice may be made the basis for the
giving of a second Default Notice and only one such Default Notice may be given
in any 365 day period. (Article Twelve)
By reason of such subordination, in the event of insolvency, creditors of
the Company who are not holders of Senior Indebtedness or of the Notes may
recover less, ratably, than holders of Senior Indebtedness and may recover more,
ratably, than the Holders of the Notes.
"Senior Indebtedness" is defined in the Indenture as (i) the principal of
and premium, if any, and interest on all indebtedness of the Company for money
borrowed, other than the Notes, whether outstanding on the date of execution of
the Indenture or thereafter created, incurred or assumed, except any such other
indebtedness that by the terms of the instrument or instruments by which such
indebtedness was created or incurred expressly provides that it (a) is junior in
right of payment to the Notes or (b) ranks pari passu in
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right of payment with the Notes, and (ii) any amendments, renewals, extensions,
deferrals, modifications, refinancings and refundings of any of the foregoing.
The term "indebtedness for money borrowed" when used with respect to the Company
is defined to mean (a) any obligation of the Company for the repayment of
borrowed money (including, without limitation, fees, penalties, expenses,
collection expenses, interest yield amounts and other obligations in respect
thereof, and, to the extent permitted by applicable law, interest accruing after
the filing of a petition initiating any proceeding under the Bankruptcy Code
whether or not allowed as a claim in such proceeding), whether or not evidenced
by bonds, debentures, notes or other written instruments, and any other
obligation evidenced by notes, bonds, debentures or similar instruments, (b) any
deferred payment obligation of the Company for the payment of the purchase price
of property or assets evidenced by a note or similar instrument (excluding any
obligations for trade payables or constituting the deferred purchase price of
assets incurred in the ordinary course of business), (c) any obligation of the
Company for the payment of rent or other amounts under a lease of property or
assets which obligation is required to be classified and accounted for as a
capitalized lease on the balance sheet of the Company under generally accepted
accounting principles, (d) all obligations of the Company due and payable under
interest rate and currency swaps, floors, caps or similar arrangements intended
to fix interest rate obligations or currency fluctuation risks, (e) all
obligations of the Company evidenced by a letter of credit or any reimbursement
obligation of the Company in respect of a letter of credit and (f) all
obligations of others of the kinds described in the preceding clauses (a), (b),
(c), (d) or (e) assumed by or guaranteed by the Company and the obligations of
the Company under guarantees of any such obligations. (Section 1.1)
The Notes will be effectively subordinated to all indebtedness and other
liabilities and commitments (including trade payables and lease obligations) of
the Company's subsidiaries. Any right of the Company to receive assets of any
such subsidiary upon the liquidation or reorganization of any such subsidiary
(and the consequent right of the Holders of the Notes to participate in those
assets) will be effectively subordinated to the claims of that subsidiary's
creditors, except to the extent that the Company is itself recognized as a
creditor of such subsidiary, in which case the claims of the Company would still
be subordinate to any security in the assets of such subsidiary and any
indebtedness of such subsidiary senior to that held by the Company.
The Indenture does not prohibit or limit the incurrence of additional
Senior Indebtedness. At December 31, 1994, the Company's Senior Indebtedness
aggregated approximately $131.2 million, excluding accrued interest, and the
Company's subsidiaries had approximately $52.6 million of outstanding
indebtedness. Of the $42.6 million of indebtedness incurred during the first
quarter of 1995, $27.0 million is Senior Indebtedness of the Company and $15.6
million is indebtedness of subsidiaries. The Company and its subsidiaries expect
from time to time to incur additional indebtedness, including Senior
Indebtedness. At December 31, 1994, the aggregate indebtedness of the Company
and its subsidiaries consisted of (i) $52.6 million principal amount of Senior
Secured Notes, which bear interest at the rate of 10% per annum and mature on
July 31, 1999, and are secured primarily by certain notes receivable and real
property; and (ii) certain other mortgages and notes payable with an aggregate
principal amount of $131.2 million, which bear interest at rates ranging from
6.6% to 12.5% per annum, have maturities ranging from January 1, 1996 through
July 31, 2008, and are secured by certain real and personal property and notes
receivable. See Note 5 of "Notes to the Consolidated Financial Statements."
OPTIONAL REDEMPTION
The Notes will be redeemable at the Company's option, in whole or from time
to time in part, upon not less than 30 nor more than 60 days' notice mailed to
each Holder of Notes to be redeemed at such Holder's address appearing in the
Note Register, on any date on or after April 17, 1998 and prior to maturity.
The Redemption Prices (expressed as percentage of principal amount) are as
follows for the 12-month period beginning April 15 (or April 17, in the case of
1998) of the years indicated:
<TABLE>
<S> <C>
1998............................................... 104.0%
1999............................................... 103.0
2000............................................... 102.0
2001............................................... 101.0
</TABLE>
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and at maturity at 100% of principal, together in the case of any such
redemption with accrued interest to the Redemption Date (subject to the right of
Holders of record on the relevant Regular Record Date to receive interest due on
an Interest Payment Date that is on or prior to the Redemption Date) (Sections
2.3, 11.1, 11.5, and 11.7).
No sinking fund is provided for the Notes.
EVENTS OF DEFAULT
The following will be Events of Default under the Indenture: (i) failure to
pay principal of or premium, if any, on any Note when due, whether or not such
payment is prohibited by the subordination provisions of the Indenture; (ii)
failure to pay any interest on any Note when due, continued for 30 days, whether
or not such payment is prohibited by the subordination provisions of the
Indenture; (iii) default in the payment of the Repurchase Price in respect of
any Note on the Repurchase Date therefor, whether or not such payment is
prohibited by the subordination provisions of the Indenture; (iv) failure to
perform any other covenant of the Company in the Indenture, continued for 60
days after written notice as provided in the Indenture; (v) a default under any
indebtedness for money borrowed by the Company or any Significant Subsidiary in
an amount, together with all other such indebtedness, exceeding $5,000,000,
which default (a) shall constitute a failure to pay any principal or interest
with respect to any such indebtedness when due and payable after the expiration
of any applicable grace period with respect thereto or (b) shall have resulted
in such indebtedness in an amount exceeding $5,000,000 becoming or being
declared due and payable prior to the date on which it would otherwise have
become due and payable, if such indebtedness is not discharged, or such
acceleration is not annulled, within 10 days after written notice as provided in
the Indenture; (vi) a final judgment or final judgments for payment of money
against the Company or any Significant Subsidiary which remains undischarged for
a period of 60 days, provided that the aggregate of all such outstanding
judgments exceeds $5,000,000 (excluding any amounts covered by insurance as to
which the insurer has not denied liability); and (vii) certain events of
bankruptcy, insolvency or reorganization of the Company or any Significant
Subsidiary. (Section 5.1) Subject to the provisions of the Indenture relating to
the duties of the Trustee, in case an Event of Default shall occur and be
continuing, the Trustee will be under no obligation to exercise any of its
rights or powers under the Indenture at the request or direction of any of the
Holders, unless such Holders shall have offered to the Trustee reasonable
indemnity. (Section 6.3) Subject to the Trustee being offered reasonable
security or indemnity against the costs, expenses and liabilities which might be
incurred by the Trustee, the Holders of a majority in aggregate principal amount
of the Outstanding Notes will have the right by written instruction to the
Trustee, to direct the time, method and place of conducting any proceeding for
any remedy available to the Trustee or exercising any trust or power conferred
on the Trustee. (Section 5.12)
If any Event of Default shall occur and be continuing, either the Trustee
or the Holders of not less than 25% in aggregate principal amount of the
Outstanding Notes may accelerate the maturity of all Notes; provided, however,
that after such acceleration, but before a judgment or decree based on
acceleration, the Holders of a majority in aggregate principal amount of the
Outstanding Notes may, under certain circumstances, rescind and annul such
acceleration if all Events of Default, other than the non-payment of accelerated
principal, have been cured or waived as provided in the Indenture. (Sections 5.2
and 5.13) For information as to waiver of defaults, see "Modification and
Waiver" below.
No Holder of any Note will have any right to institute any proceeding with
respect to the Indenture or for any remedy thereunder, unless (i) such Holder
shall have previously given to the Trustee written notice of a continuing Event
of Default and unless also the Holders of at least 25% in aggregate principal
amount of the Outstanding Notes shall have made written request to the Trustee
to institute proceedings, (ii) such Holder has offered to the Trustee reasonable
indemnity, (iii) the Trustee for 60 days after receipt of such notice has failed
to institute any such proceeding and (iv) no direction inconsistent with such
request shall have been given to the Trustee during such 60-day period by the
Holders of a majority in principal amount of the Outstanding Notes. (Section
5.7) However, such limitations do not apply to a suit instituted by a Holder of
a Note for enforcement of (a) payment of the principal of and premium, if any,
or interest on such Note on or after the respective due dates expressed in such
Note, (b) the right to require repurchase of such Note or (c) the right to
convert such Note in accordance with the Indenture. (Section 5.8)
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<PAGE> 48
The Indenture provides that the Company will deliver to the Trustee, within
60 days after the end of each fiscal year, an officers' certificate, stating as
to each signer thereof that he or she is familiar with the affairs of the
Company and whether or not to his or her knowledge the Company is in default in
the performance and observance of any of the Company's obligations under the
Indenture and if the Company shall be in default, specifying all such defaults
of which he has knowledge and the nature and status thereof. (Section 10.4)
CONSOLIDATION, MERGER AND SALE OF ASSETS
The Company, without the consent of the Holders of any of the Notes under
the Indenture, may consolidate with or merge into any other Person or convey,
transfer or lease its assets substantially as an entirety to any Person,
provided that (i) the successor is a Person, organized under the laws of any
domestic jurisdiction; (ii) the successor Person, if other than the Company,
assumes the Company's obligations on the Notes and under the Indenture; (iii)
after giving effect to the transaction no Event of Default, and no event which,
after notice or lapse of time, would become an Event of Default, shall have
occurred and be continuing; and (iv) the Company has delivered to the Trustee an
Officers' Certificate and an Opinion of Counsel, each stating that such
consolidation, merger, conveyance, transfer or lease and, if a supplemental
indenture is required in connection with such transaction, such supplemental
indenture comply with this covenant and that all conditions precedent herein
provided for relating to such transaction have been complied with. (Section 8.1
and 8.2)
MODIFICATION AND WAIVER
Modifications and amendments of the Indenture may be made by the Company
and the Trustee with the consent of the Holders of a majority in aggregate
principal amount of the Outstanding Notes; provided, however, that no such
modification or amendment may, without the consent of the Holder of each
Outstanding Note affected thereby, (i) change the Stated Maturity of the
principal of, or any installment of interest on, any Note; (ii) reduce the
principal amount of, or the premium or interest on, any Note; (iii) change the
place of payment where, or currency in which, any Note or any premium or
interest thereof is payable; (iv) impair the right to institute suit for the
enforcement of any payment on or with respect to any Note; (v) adversely affect
the right to convert the Notes; (vi) adversely affect the right to cause the
Company to repurchase the Notes; (vii) modify the subordination provisions in a
manner adverse to the Holders of the Notes; (viii) reduce the above-stated
percentage of Outstanding Notes necessary to modify or amend the Indenture; or
(ix) reduce the percentage of aggregate principal amount of Outstanding Notes
necessary for waiver of compliance with certain provisions of the Indenture or
for waiver of certain defaults. (Section 9.2)
The Holders of a majority in aggregate principal amount of Outstanding
Notes may waive compliance by the Company of certain restrictive provisions of
the Indenture. (Section 10.08) The Holders of a majority in aggregate principal
amount of the Outstanding Notes may waive any past default or right under the
Indenture, except (i) a default in payment of principal, premium or interest,
(ii) the right of a Holder to redeem or convert the Note or (iii) with respect
to any covenant or provision of the Indenture that requires the consent of the
Holder of each Outstanding Note affected. (Section 5.13)
REPURCHASE AT OPTION OF HOLDERS UPON A RISK EVENT
The Indenture provides that if a Risk Event (as defined below) occurs, each
Holder of Notes shall have the right (which right may not be waived by the Board
of Directors or the Trustee) at the Holder's option, to require the Company to
repurchase all of such Holder's Notes, or any portion thereof that is an
integral multiple of $1,000, on the date (the "Repurchase Date") that is 45
calendar days after the date of the Company Notice (as defined below), for cash
at a price equal to 100% of the principal amount of such Notes to be repurchased
(the "Repurchase Price"), together with accrued interest to the Repurchase Date.
(Section 14.1)
Within 15 calendar days after the occurrence of a Risk Event, the Company
is obligated to mail to all Holders of record of the Notes a notice (the
"Company Notice") of the occurrence of such Risk Event and of the repurchase
right arising as a result thereof. The Company must deliver a copy of the
Company Notice to
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the Trustee and cause a copy or a summary of such notice to be published in a
newspaper of general circulation in The City of New York. To exercise the
repurchase right, a Holder of such Notes must deliver on or before the fifth day
preceding the Repurchase Date irrevocable written notice to the Trustee of the
Holder's exercise of such right (except that the right of the Holders to convert
such Notes shall continue until the close of business on the last Trading Day
preceding the Repurchase Date), together with the Notes with respect to which
the right is being exercised, duly endorsed for transfer to the Company.
(Section 14.2)
A Risk Event will be deemed to have occurred at such time as:
(i) any Person (including any syndicate or group deemed to be a
"Person" under Section 13(d)(3) of the Exchange Act, other than the
Company, any subsidiary of the Company or any current or future employee or
director benefit plan of the Company or any subsidiary of the Company or
any entity holding capital stock of the Company for or pursuant to the
terms of such plan, or an underwriter engaged in a firm commitment
underwriting in connection with a public offering of capital stock of the
Company) is or becomes the beneficial owner, directly or indirectly,
through a purchase, merger or other acquisition transaction or series of
transactions, of shares of capital stock of the Company entitling such
Person to exercise 50% or more of the total voting power of all shares of
capital stock of the Company entitled to vote generally in the election of
directors;
(ii) the Company adopts a plan relating to the liquidation or
dissolution of the Company;
(iii) there occurs any consolidation of the Company with, or merger of
the Company into, any other Person, any merger of another Person into the
Company, or any sales or transfers of all or substantially all of the
assets of the Company to another Person (other than a merger (a) which does
not result in any reclassification, conversion, exchange or cancellation of
outstanding shares of Common Stock or (b) which is effected solely to
change the jurisdiction of incorporation of the Company and results in a
reclassification, conversion or exchange of outstanding shares of Common
Stock solely into shares of Common Stock); or
(iv) a change in the Board of Directors of the Company in which the
individuals who constituted the Board of Directors of the Company at the
beginning of the twelve-month period immediately preceding such change
(together with any other director whose election by the Board of Directors
of the Company or whose nomination for election by the shareholders of the
Company was approved by a vote of at least a majority of the directors then
in office either who were directors at the beginning of such period or
whose election or nomination for election was previously so approved) cease
for any reason to constitute a majority of the directors then in office;
provided, however, that a Risk Event shall not be deemed to have occurred if the
closing price per share of the Common Stock for any five Trading Days within the
period of ten consecutive Trading Days ending immediately before the Risk Event
shall equal or exceed 105% of the conversion price of such Notes in effect on
each such Trading Day. A "beneficial owner" shall be determined in accordance
with Rule 13d-3 promulgated by the Commission under the Exchange Act, as in
effect on the date of execution of the Indenture. (Section 14.3)
The right to require the Company to repurchase Notes as a result of the
occurrence of a Risk Event could create an event of default under Senior
Indebtedness as a result of which any repurchase could, absent a waiver, be
blocked by the subordination provisions of the Notes. See "Subordination" above.
Failure of the Company to repurchase the Notes when required would result in an
Event of Default with respect to the Notes whether or not such repurchase is
permitted by the subordination provisions. The Company's ability to pay cash to
the Holders of Notes upon a repurchase may be limited by certain financial
covenants contained in the Company's credit agreements.
Rule 13e-4 under the Exchange Act requires among other things the
dissemination of certain information to security holders in the event of any
issuer tender offer and may apply in the event that the repurchase option
becomes available to Holders of the Notes. The Company will comply with this
rule to the extent applicable at that time.
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<PAGE> 50
The repurchase feature of the Notes may in certain circumstances make more
difficult or discourage a takeover of the Company and the removal of incumbent
management. The foregoing provisions would not necessarily afford Holders of the
Notes protection in the event of highly leveraged or other transactions
involving the Company that may adversely affect Holders.
Except as described above with respect to a Risk Event, the Indenture will
not contain provisions permitting the Holders of the Notes to require the
Company to repurchase or redeem the Notes in the event of a takeover,
recapitalization or similar transaction. Subject to the limitation on mergers
and consolidations described above, the Company, its management or its
subsidiaries could, in the future, enter into certain transactions, including
refinancings, certain recapitalizations, acquisitions, the sale of all or
substantially all of its assets, the liquidation of the Company or similar
transactions, that would not constitute a Risk Event under the Indenture, but
that would increase the amount of Senior Indebtedness (or any other
indebtedness) outstanding at such time or substantially reduce or eliminate the
Company's assets. There are no restrictions in the Indenture on the creation of
Senior Indebtedness (or any other indebtedness) and, under certain
circumstances, the incurrence of significant amounts of additional indebtedness
could have an adverse effect on the Company's ability to service its
indebtedness, including the Notes.
If a Risk Event were to occur, no assurance can be given that the Company
would have sufficient funds to repurchase all Notes tendered by the Holders
thereof or to make any principal, premium, if any, or interest payment otherwise
required by the Notes. At March 31, 1995, the Company had outstanding
approximately $79.5 million principal amount of indebtedness which could be
accelerated upon the occurrence of certain change of control events.
As noted above, one of the events that constitutes a Risk Event under the
Indenture is a sale or other transfer of all or substantially all of the assets
of the Company. The Indenture will be governed by New York law, and the
definition under New York law of "substantially all" of the assets of a
corporation varies according to the facts and circumstances of the transaction.
Accordingly, if the Company were to engage in a transaction in which it disposed
of less than all of its assets, a question of interpretation could arise as to
whether such disposition was of "substantially all" of its assets and whether
the transaction was a Risk Event.
SATISFACTION AND DISCHARGE
The Company may discharge its obligations under the Indenture while Notes
remain Outstanding if (i) all Outstanding Notes will become due and payable at
their scheduled maturity within one year or (ii) all Outstanding Notes are
scheduled for redemption within one year, and, in either case, the Company has
deposited with the Trustee an amount sufficient to pay and discharge all
Outstanding Notes on the date of their scheduled maturity or the scheduled date
of redemption. (Section 4.1)
REPORTS
In addition to complying with any applicable legal requirements, the
Company will deliver to Holders of record, and to any beneficial owners so
requesting, annual reports containing audited financial statements with a report
thereon by the Company's independent public accountants.
GOVERNING LAW
The Indenture and Notes will be governed by and construed in accordance
with the laws of the State of New York, without giving effect to such State's
conflicts of laws principles.
INFORMATION CONCERNING THE TRUSTEE
Bank One, Columbus, N.A. is the Trustee under the Indenture. A successor
Trustee may be appointed in accordance with the terms of the Indenture.
The Trustee's duties are set forth in the Trust Indenture Act, as amended
(the "Trust Indenture Act"), and in the Indenture. The Trust Indenture Act
imposes certain limitations on the right of the Trustee, in the event it becomes
a creditor of the Company, to obtain payment of claims in certain cases, or to
realize on
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certain property received in respect to any such claim as security or otherwise.
The Trustee will be permitted to engage in other transactions; provided,
however, if it acquires any conflicting interest within the meaning of Section
310 of the Trust Indenture Act, it must generally either eliminate such conflict
or resign.
Prior to an Event of Default, the Trustee is responsible to perform only
such duties as are specifically set out in the Indenture. In case an Event of
Default shall occur (and shall not be cured), the Trust Indenture Act requires
that the Trustee use the degree of care of a prudent person in the conduct of
its own affairs in the exercise of its powers. Subject to such provisions, the
Trustee will be under no obligation to exercise any of its rights or powers
under the Indenture at the request of any of the Holders of Notes, unless they
shall have offered to the Trustees reasonable security or indemnity. (Section
6.3)
DESCRIPTION OF CAPITAL STOCK
The authorized capital stock of the Company consists of 50,000,000 shares
of Common Stock and 20,000,000 shares of Preferred Stock.
COMMON STOCK
At April 17, 1995, 30,683,444 shares of Common Stock were issued and
outstanding. Holders of Common Stock are entitled to one vote per share on all
matters submitted to a vote of the Company's stockholders, including the
election of directors. The Common Stock does not have cumulative voting rights.
Subject to the preferential rights of any outstanding series of Preferred Stock,
the holders of Common Stock will be entitled to such dividends as may be
declared from time to time by the Board of Directors from funds legally
available therefor, and will be entitled to receive pro rata all assets of the
Company available for distribution to such holders upon liquidation. No shares
of Common Stock have any preemptive or conversion rights, or the benefit of any
sinking fund. All shares of Common Stock are fully paid and non-assessable. The
Board of Directors has approved an increase in the number of authorized shares
of Common Stock to 75,000,000 and a resolution authorizing such increase will be
acted on at the 1995 annual meeting of stockholders.
PREFERRED STOCK
The Board of Directors has authority to establish the designations,
liquidation preferences, dividend rights, terms of redemption, conversion
rights, sinking fund terms and all other preferences and rights (including
voting rights) of any series of Preferred Stock. The ability of the Board of
Directors to issue Preferred Stock, while providing flexibility in connection
with possible acquisitions and other corporate purposes, could, among other
things, adversely affect the voting powers of holders of Common Stock and, under
certain circumstances, may discourage an attempt by others to gain control of
the Company.
WARRANTS
Warrants to purchase 2,106,383 shares of the Company's Common Stock were
issued to former shareholders of the Company's predecessor, PMI, in partial
settlement of their bankruptcy interests. The warrants became exercisable on
August 31, 1993 at an exercise price of $2.71 per share. The exercise price was
determined from the average per share daily closing price of the Company's
Common Stock during the year following the Effective Date. As of December 31,
1994, warrants to purchase 250,497 shares of Common Stock had been exercised.
ANTI-TAKEOVER PROVISIONS
Certain provisions of the Certificate of Incorporation and Bylaws of the
Company summarized below may be deemed to have an anti-takeover effect and may
delay, defer or prevent a tender offer or takeover attempt that a stockholder
might consider in its best interest, including an attempt that might result in a
premium over the market price for the shares held by stockholders.
Staggered Board of Directors. The Certificate of Incorporation and the
Bylaws provide that the Board of Directors will be divided into three classes of
Directors, each class constituting approximately one-third of the
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total number of Directors and with the classes serving staggered three-year
terms. The classification of Directors will have the effect of making it more
difficult for shareholders to change the composition of the Board of Directors.
The Company believes, however, that the longer time required to elect a majority
of a classified Board of Directors will help to ensure continuity and stability
of the Company's management and policies.
The classification provisions could also have the effect of discouraging a
third party from accumulating large blocks of the Company's stock or attempting
to obtain control of the Company, even though such an attempt might be
beneficial to the Company and its stockholders. Accordingly, stockholders could
be deprived of certain opportunities to sell their shares of Common Stock at a
higher market price than might otherwise be the case.
Fair Price Provisions. Provisions of the Certificate of Incorporation (the
"Fair Price Provisions") limit the ability of an Interested Stockholder (defined
as the beneficial owner of 20% of outstanding voting shares) to effect certain
transactions involving the Company. Unless the Fair Price Provisions are
satisfied, an Interested Stockholder may not engage in a business combination
involving the Company unless approved by 75% of the Company's outstanding voting
shares or a majority of the Disinterested Directors (as defined therein). A
business combination includes a merger, consolidation, sale of assets valued at
over $25.0 million or issuance or transfer of securities valued at over $25.0
million, or a similar transaction. In general, the Fair Price Provisions require
that an Interested Shareholder pay shareholders at least the same amount of cash
or the same amount and type of consideration paid by the Interested Shareholder
when it initially acquired the Company's shares.
The Fair Price Provisions are designed to discourage attempts to take over
the Company in non-negotiated transactions utilizing two-tier pricing tactics,
which typically involve the accumulation of a substantial block of the target
corporation's stock followed by a merger or other reorganization of the acquired
company on terms determined by the purchaser. Due to the difficulties of
complying with the requirements of the Fair Price Provisions, the Fair Price
Provisions generally discourage attempts to obtain control of the Company.
LIMITATIONS ON DIRECTORS' LIABILITY
The Company's Certificate of Incorporation provides that no director of the
Company shall be liable to the Company or its stockholders for monetary damages
for breach of fiduciary duty as a director, except for liability (i) for any
breach of the director's duty of loyalty to the Company or its stockholders,
(ii) for acts or omissions not in good faith or which involve intentional
misconduct or a knowing violation of law, (iii) in respect of certain unlawful
dividend payments or stock redemptions or redemptions or repurchases pursuant to
Section 174 of the Delaware General Corporation Law or (iv) for any transaction
from which the director derived an improper personal benefit. The effect of
these provisions is to eliminate the rights of the Company and its stockholders
(through stockholders' derivative suits on behalf of the Company) to recover
monetary damages against a director for breach of fiduciary duty as a director
(including breaches resulting from grossly negligent behavior), except in the
situations described above. These provisions will not limit the liability of
directors under Federal securities laws.
CERTAIN PROVISIONS OF DELAWARE LAW REGARDING AN INTERESTED STOCKHOLDER
Section 203 of the Delaware General Corporation Law prohibits certain
transactions between a Delaware corporation and an "interested stockholder,"
which is defined as a person who, together with any affiliates or associates of
such person, beneficially owns, directly or indirectly, 15% or more of the
outstanding voting shares of a Delaware corporation. This provision prohibits
certain business combinations (defined broadly to include mergers,
consolidations, sales or other dispositions of assets having an aggregate value
in excess of 10% of the consolidated assets of the corporation, and certain
transactions that would increase the interested
51
<PAGE> 53
stockholder's proportionate share ownership in the corporation) between an
interested stockholder and a corporation for a period of three years after the
date the interested stockholder becomes an interested stockholder, unless (i)
the business combination is approved by the corporation's board of directors
prior to the date the interested stockholder becomes an interested stockholder;
(ii) the interested stockholder acquired at least 85% of the voting stock of the
corporation (other than stock held by directors who are also officers or by
certain employee stock plans) in the transaction in which it becomes an
interested stockholder; or (iii) the business combination is approved by a
majority of the board of directors and by the affirmative vote of 66 2/3% of the
outstanding voting stock which is not owned by the interested stockholder.
UNDERWRITING
The Underwriters named below have severally agreed, subject to the terms
and conditions of the Underwriting Agreement, to purchase from the Company the
respective principal amounts of Notes set forth opposite their names below. The
Underwriting Agreement provides that the obligations of the Underwriters to pay
for and accept delivery of the Notes are subject to certain conditions
precedent, and that the Underwriters are committed to purchase all of the Notes
if they purchase any of the Notes.
<TABLE>
<CAPTION>
PRINCIPAL
UNDERWRITER AMOUNT
----------- -----------
<S> <C>
Montgomery Securities.......................................... $37,500,000
Smith Barney Inc. ............................................. 37,500,000
-----------
Total........................................... $75,000,000
===========
</TABLE>
The Underwriters have advised the Company that they propose initially to
offer the Notes to the public on the terms set forth on the cover page of this
Prospectus. The Underwriters may allow to selected dealers a concession of not
more than 1.7% of the principal amount of Notes, and the Underwriters may allow,
and such dealers may reallow, a discount of not more than 0.25% of the principal
amount of the Notes to other dealers. The public offering price and the
concession and discount to dealers may be changed by the Underwriters after the
initial public offering of the Notes. The Notes are offered subject to receipt
and acceptance by the Underwriters, and to certain other conditions, including
the right to reject orders in whole or in part.
The Company has granted the Underwriters an option for 30 days to purchase
up to an additional $11,250,000 principal amount of Notes solely to cover
over-allotments, if any, at the same price per Note as the initial $75,000,000
principal amount of Notes to be purchased by the Underwriters. To the extent the
Underwriters exercise this option, each of the Underwriters will be committed to
purchase such additional Notes in approximately the same proportion as set forth
in the above table.
The Underwriting Agreement provides that the Company will indemnify the
Underwriters against certain liabilities, including civil liabilities under the
Securities Act, or will contribute to payments the Underwriters may be required
to make in respect thereof.
The Notes are a new issue of securities for which there is currently no
public market. The Notes have been approved for listing on the New York Stock
Exchange, subject to notice of issuance. However, no assurance can be given as
to the liquidity of or trading market for the Notes.
Directors and executive officers of the Company, who in the aggregate own
approximately 715,000 shares (including options to purchase shares) of Common
Stock, have agreed not to offer for sale, sell, distribute or otherwise dispose
of any shares of Common Stock, or any securities convertible into or warrants to
purchase shares of Common Stock, now owned or hereafter acquired for a period of
approximately 90 days after the date of this Prospectus without prior written
consent of the Underwriters.
The Company has granted to Smith Barney Inc. a right of first refusal to
act as the Company's exclusive financial advisor in connection with certain
transactions.
52
<PAGE> 54
LEGAL MATTERS
Certain legal matters with respect to the legality of the Notes offered
hereby will be passed upon for the Company by Willkie Farr & Gallagher, New
York, New York. Certain legal matters relating to the Offering will be passed
upon for the Underwriters by Latham & Watkins, Washington, D.C. Jack H. Nusbaum,
a Director of the Company who owns 10,000 shares of Common Stock and options to
acquire an additional 5,000 shares, is a partner in the law firm of Willkie Farr
& Gallagher.
EXPERTS
The consolidated financial statements included in this Prospectus and
elsewhere in the Registration Statement, to the extent and for the periods
indicated in their reports, have been audited by Arthur Andersen LLP and J.H.
Cohn & Company, independent public accountants, and are included herein in
reliance upon the authority of said firms as experts in giving said reports.
53
<PAGE> 55
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
INDEX TO FINANCIAL STATEMENTS
(ITEM 14(a))
<TABLE>
<CAPTION>
PAGE
----
<S> <C>
FINANCIAL STATEMENTS:
Report of Arthur Andersen LLP....................................................... F-2
Consolidated:
Balance Sheets at December 31, 1993 and 1994..................................... F-3
Statements of Income for the Five Months Ended December 31, 1992 and the Years
Ended December 31, 1993 and 1994................................................ F-4
Statements of Stockholders' Equity for the Five Months Ended December 31, 1992
and the Years Ended December 31, 1993 and 1994.................................. F-5
Statements of Cash Flows for the Five Months Ended December 31, 1992 and the
Years Ended December 31, 1993 and 1994.......................................... F-6
Notes to Consolidated Financial Statements.......................................... F-7
Report of Arthur Andersen LLP....................................................... F-20
Report of J.H. Cohn & Company....................................................... F-21
Consolidated:
Balance Sheets at June 30, 1992 and July 31, 1992................................ F-24
Statements of Operations for the Year Ended June 30, 1992 and the One Month Ended
July 31, 1992................................................................... F-26
Statements of Stockholders' Equity (Deficiency) for the Year Ended June 30, 1992
and the One Month Ended July 31, 1992........................................... F-27
Statements of Cash Flows for the Year Ended June 30, 1992 and the One Month Ended
July 31, 1992................................................................... F-28
Notes to Consolidated Financial Statements.......................................... F-30
</TABLE>
Other schedules are omitted because of the absence of conditions under
which they are required or because the required information is given in the
consolidated financial statements or notes thereto.
Separate financial statements of 50% or less owned entities accounted for
by the equity method have been omitted because such entities considered in the
aggregate as a single subsidiary would not constitute a significant subsidiary.
F-1
<PAGE> 56
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Board of Directors and
Stockholders of Prime Hospitality Corp.:
We have audited the accompanying consolidated balance sheets of Prime
Hospitality Corp. (a Delaware corporation) and subsidiaries ("the Company") as
of December 31, 1994 and 1993 and the related consolidated statements of income,
stockholders' equity and cash flows for the years then ended and the five months
ended December 31, 1992. These financial statements are the responsibility of
the Company's management. Our responsibility is to express an opinion on these
financial statements based on our audits.
We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly,
in all material respects, the financial position of Prime Hospitality Corp. and
subsidiaries as of December 31, 1994 and 1993 and the results of their
operations and their cash flows for the years then ended and the five months
ended December 31, 1992 in conformity with generally accepted accounting
principles.
ARTHUR ANDERSEN LLP
Roseland, New Jersey
February 2, 1995
F-2
<PAGE> 57
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
DECEMBER 31, 1993 AND 1994
(IN THOUSANDS, EXCEPT SHARE DATA)
<TABLE>
<CAPTION>
1993 1994
-------- --------
<S> <C> <C>
ASSETS
Current assets:
Cash and cash equivalents............................................ $ 41,569 $ 12,524
Restricted cash...................................................... 10,993 9,725
Accounts receivable, net of reserves................................. 6,266 7,819
Current portion of mortgages and notes receivable.................... 2,275 1,925
Accrued interest receivable.......................................... 3,954 1,539
Other current assets................................................. 3,145 5,657
-------- --------
Total current assets......................................... 68,202 39,189
Property, equipment and leasehold improvements, net of accumulated
depreciation and amortization........................................ 172,786 299,291
Mortgages and notes receivable, net of current portion................. 163,033 81,260
Other assets........................................................... 6,664 15,192
-------- --------
TOTAL ASSETS................................................. $410,685 $434,932
======== ========
LIABILITIES AND STOCKHOLDERS' EQUITY
Current liabilities:
Current portion of debt.............................................. $ 19,282 $ 5,284
Other current liabilities............................................ 22,445 23,904
-------- --------
Total current liabilities.................................... 41,727 29,188
Long-term debt, net of current portion................................. 168,618 178,545
Other liabilities...................................................... 28,976 23,134
-------- --------
Total liabilities............................................ 239,321 230,867
-------- --------
Commitments and contingencies
Stockholders' equity:
Preferred stock, par value $.10 per share; 20,000,000 shares
authorized;
none issued....................................................... -- --
Common stock, par value $.01 per share; 50,000,000 shares authorized
29,988,674 and 30,409,371 shares issued and outstanding in 1993
and 1994, respectively............................................ 300 304
Capital in excess of par value....................................... 157,507 171,774
Retained earnings.................................................... 13,557 31,987
-------- --------
Total stockholders' equity................................... 171,364 204,065
-------- --------
TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY................... $410,685 $434,932
======== ========
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-3
<PAGE> 58
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF INCOME
(IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
<TABLE>
<CAPTION>
FIVE MONTHS
ENDED YEAR ENDED YEAR ENDED
DECEMBER 31, DECEMBER 31, DECEMBER 31,
1992 1993 1994
------------ ------------ ------------
<S> <C> <C> <C>
Revenues:
Room................................................ $ 24,639 $ 69,487 $ 88,753
Food and beverage................................... 4,598 12,270 18,090
Management and other fees........................... 5,000 10,831 10,021
Interest on mortgages and notes receivable.......... 6,335 14,765 15,867
Rental and other.................................... 762 1,507 1,572
------------ ------------ ------------
Total revenues.............................. 41,334 108,860 134,303
------------ ------------ ------------
Costs and expenses:
Direct hotel operating expenses:
Room............................................. 6,952 19,456 24,539
Food and beverage................................ 4,027 10,230 13,886
Selling and general.............................. 7,811 20,429 26,733
Occupancy and other operating....................... 4,351 11,047 11,261
General and administrative.......................... 5,929 15,685 15,089
Depreciation and amortization....................... 2,918 7,117 9,427
------------ ------------ ------------
Total costs and expenses.................... 31,988 83,964 100,935
------------ ------------ ------------
Operating income...................................... 9,346 24,896 33,368
Interest income on cash investments................... 693 1,267 1,966
Interest expense...................................... (7,718) (16,116) (13,993)
Other income.......................................... -- 3,809 9,089
------------ ------------ ------------
Income before income taxes and extraordinary items.... 2,321 13,856 30,430
Provision for income taxes............................ 928 5,681 12,172
------------ ------------ ------------
Income before extraordinary items..................... 1,393 8,175 18,258
Extraordinary items -- gains on discharges of
indebtedness (net of income taxes of $2,772 and
$120)............................................... -- 3,989 172
------------ ------------ ------------
Net income............................................ $ 1,393 $ 12,164 $ 18,430
========== ========== ==========
Net income per common share:
Income before extraordinary items................... $ .05 $ .27 $ .57
Extraordinary items................................. -- .13 .01
------------ ------------ ------------
Net income per common share........................... $ .05 $ .40 $ .58
========== ========== ==========
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-4
<PAGE> 59
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY
(IN THOUSANDS, EXCEPT SHARE DATA)
<TABLE>
<CAPTION>
COMMON STOCK CAPITAL IN
------------------- EXCESS OF RETAINED
SHARES AMOUNT PAR VALUE EARNINGS TOTAL
---------- ------ ---------- -------- --------
<S> <C> <C> <C> <C> <C>
Balance August 1, 1992........................ 29,912,794 $299 $ 135,301 $ -- $135,600
Net income.................................... -- -- -- 1,393 1,393
Utilization of net operating loss
carryforwards............................... -- -- 789 -- 789
---------- ------ ---------- -------- --------
Balance December 31, 1992..................... 29,912,794 299 136,090 1,393 137,782
Net income.................................... -- -- -- 12,164 12,164
Utilization of net operating loss
carryforwards............................... -- -- 4,525 -- 4,525
Federal income tax refund..................... -- -- 16,462 -- 16,462
Compensation expense related to stock option
plan........................................ -- -- 225 -- 225
Proceeds from exercise of stock options....... 30,000 -- 81 -- 81
Proceeds from exercise of stock warrants...... 45,880 1 124 -- 125
---------- ------ ---------- -------- --------
Balance December 31, 1993..................... 29,988,674 300 157,507 13,557 171,364
Net income.................................... -- -- -- 18,430 18,430
Utilization of net operating loss
carryforwards............................... -- -- 5,861 -- 5,861
Amortization of pre-fresh start tax
basis differences........................... -- -- 6,954 -- 6,954
Federal income tax refund..................... -- -- 200 -- 200
Compensation expense related to stock option
plan........................................ -- -- 60 -- 60
Proceeds from exercise of stock options....... 216,080 2 640 -- 642
Proceeds from exercise of stock warrants...... 204,617 2 552 -- 554
---------- ------ ---------- -------- --------
Balance December 31, 1994..................... 30,409,371 $304 $ 171,774 $ 31,987 $204,065
========= ====== ======== ======= ========
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-5
<PAGE> 60
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
(IN THOUSANDS)
<TABLE>
<CAPTION>
FIVE MONTHS
ENDED
DECEMBER YEAR ENDED YEAR ENDED
31, DECEMBER 31, DECEMBER 31,
1992 1993 1994
----------- ------------ ------------
<S> <C> <C> <C>
Cash flows from operating activities:
Net income.............................................. $ 1,393 $ 12,164 $ 18,430
Adjustments to reconcile net income to net cash provided
by operating activities:
Depreciation and amortization........................ 2,918 7,117 9,427
Gain on settlement of note receivable................ -- -- (6,224)
Utilization of net operating loss carryforwards...... 789 4,525 5,861
Amortization of pre-fresh start tax basis
differences........................................ -- -- 6,954
Deferred income taxes................................ -- 1,541 (205)
Gains on discharges of indebtedness.................. -- (6,761) (292)
Gains on disposals of assets......................... -- (1,769) (1,099)
Compensation expense related to stock options........ -- 225 60
Increase (decrease) from changes in other operating
assets and liabilities:
Accounts receivable.................................. 320 269 (1,945)
Other current assets................................. (1,445) (1,791) 127
Other liabilities.................................... (248) 4,208 (2,422)
----------- ------------ ------------
Net cash provided by operating activities............ 3,727 19,728 28,672
----------- ------------ ------------
Cash flows from investing activities:
Proceeds from mortgages and other notes receivable...... 46,165 10,861 36,198
Disbursements for mortgages and other notes
receivable........................................... -- (515) (1,100)
Proceeds from sales of property, equipment and leasehold
improvements......................................... -- 3,715 1,480
Purchases of property, equipment and leasehold
improvements......................................... (1,803) (14,346) (63,360)
Decrease in restricted cash............................. 9,939 1,903 1,268
Proceeds from retirement of debt securities............. -- -- 1,116
Purchase of debt and other securities................... -- -- (5,885)
Other................................................... (506) 663 (3,965)
----------- ------------ ------------
Net cash provided by (used in) investing
activities......................................... 53,795 2,281 (34,248)
----------- ------------ ------------
Cash flows from financing activities:
Payments of debt........................................ (56,592) (30,890) (43,771)
Proceeds from issuance of debt.......................... -- 2,771 19,026
Proceeds from the exercise of stock options and
warrants............................................. -- 206 1,196
Principal proceeds from federal income tax refund....... -- 16,462 200
Reorganization items after emergence from bankruptcy.... (3,807) (5,605) (120)
----------- ------------ ------------
Net cash used in financing activities................ (60,399) (17,056) (23,469)
----------- ------------ ------------
Net increase (decrease) in cash and cash equivalents...... (2,877) 4,953 (29,045)
Cash and cash equivalents at beginning of period.......... 39,493 36,616 41,569
----------- ------------ ------------
Cash and cash equivalents at end of period................ $36,616 $ 41,569 $ 12,524
========= ========== ==========
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-6
<PAGE> 61
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
DECEMBER 31, 1992, 1993 AND 1994
NOTE 1 -- BUSINESS OPERATIONS AND SIGNIFICANT ACCOUNTING POLICIES
BUSINESS ACTIVITIES:
Prime Hospitality Corp. (the "Company") is a hotel owner/operator with
ownership or management of hotels in the United States and the U.S. Virgin
Islands. The Company's hotels primarily provide moderately priced, quality
accommodations in secondary markets, and operate under franchise agreements
with national hotel chains or under the Company's proprietary Wellesley
Inns or AmeriSuites brand names.
The Company emerged from the Chapter 11 reorganization proceeding of its
predecessor, Prime Motor Inns, Inc. and certain of its subsidiaries
("PMI"), which consummated its Plan of Reorganization ("the Plan") on July
31, 1992 (the "Effective Date"). PMI and certain of its subsidiaries had
filed for protection under Chapter 11 of the United States Bankruptcy Code
in September of 1990. During the reorganization, PMI re-negotiated most of
its leases, management agreements and debt commitments, resulting in the
elimination of a substantial number of unprofitable contract relationships
and excessive debt obligations.
BASIS OF PRESENTATION:
Pursuant to the American Institute of Certified Public Accountant's
Statement of Position 90-7, "Financial Reporting by Entities in
Reorganization Under the Bankruptcy Code" ("SOP 90-7"), the Company adopted
fresh start reporting as of July 31, 1992. Under fresh start reporting, the
reorganization value of the entity was allocated to the reorganized
Company's assets on the basis of the purchase method of accounting. The
reorganization value (the approximate fair value) of the assets of the
emerging entity was determined by consideration of many factors and various
valuation methods, including discounted cash flows and price/earnings and
other applicable ratios believed by management to be representative of the
Company's business and industry. Liabilities were recorded at face values,
which approximate the present values of amounts to be paid determined at
appropriate interest rates. Under fresh start reporting, the consolidated
balance sheet as of July 31, 1992 became the opening consolidated balance
sheet of the emerging Company.
In accordance with SOP 90-7, financial statements covering periods prior to
July 31, 1992 are not presented because such statements have been prepared
on a different basis of accounting and are thus not comparable.
PRINCIPLES OF CONSOLIDATION:
The consolidated financial statements include the accounts of the Company
and all of its majority-owned subsidiaries. All material intercompany
accounts and transactions have been eliminated in consolidation.
CASH EQUIVALENTS:
Cash equivalents are highly liquid unrestricted investments with a maturity
of three months or less when acquired.
F-7
<PAGE> 62
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
RESTRICTED CASH:
Restricted cash consists primarily of highly liquid investments that serve
as collateral for debt obligations due within one year.
MORTGAGES AND NOTES RECEIVABLE:
Mortgages and notes receivable are reflected at their fair value as of
July 31, 1992, adjusted for payments and other advances since that date.
The amount of interest income recognized on mortgages and notes receivable
is generally based on the stated interest rate and the carrying value of
the notes. The Company has a number of subordinated or junior mortgages
which remit payment based on hotel cash flow. Because there was substantial
doubt that the Company would recover any of their value, these mortgages
were assigned no value in the Company's consolidated financial statements
when the Company adopted fresh start reporting on the Effective Date.
Interest on cash flow mortgages and delinquent loans is generally
recognized when cash is received.
In May 1993 and October 1994, the Financial Accounting Standards Board
issued SFAS 114, "Accounting by Creditors for Impairment of a Loan" and
SFAS 118, "Accounting by Creditors for Impairment of a Loan -- Income
Recognition and Disclosures." As defined in SFAS 114 and SFAS 118, a loan
is impaired when, based on current information and events, it is probable
that a creditor will be unable to collect all amounts due according to the
contractual terms of the loan agreement. SFAS 114 and SFAS 118 require that
the measurement of impairment of a loan be based on the present value of
expected future cash flows (net of estimated costs to sell) discounted at
the loan's effective interest rate. Impairment can also be measured based
on a loan's observable market price or the fair value of collateral, if the
loan is collateral dependent. If the measure of the impaired loan is less
than the recorded investment in the loan, the Company will be required to
establish a valuation allowance, or adjust existing valuation allowances,
with a corresponding charge or credit to operations.
The Company is required to adopt these new accounting rules effective
January 1, 1995. Management expects the effect of adopting these new
accounting standards will be immaterial based on the current net carrying
value of its mortgage and notes receivable portfolio.
PROPERTY, EQUIPMENT AND LEASEHOLD IMPROVEMENTS:
Property, equipment and leasehold improvements that the Company intends to
continue to operate are stated at their fair market value as of July 31,
1992 plus the cost of acquisitions subsequent to that date less accumulated
depreciation and amortization from August 1, 1992. Provision is made for
depreciation and amortization using the straight-line method over the
estimated useful lives of the assets. Properties identified for disposal
are stated at their estimated net realizable value.
INCOME TAXES:
The Company and its subsidiaries file a consolidated Federal income tax
return. For financial reporting purposes, the Company follows Financial
Accounting Standards Board Statement of Financial Accounting Standards No.
109 ("FAS 109"). In accordance with FAS 109, as well as SOP 90-7, income
taxes have been provided at statutory rates in effect during the period.
Tax benefits associated with net operating loss carryforwards and other
temporary differences that existed at the time fresh start reporting was
adopted are reflected as a contribution to stockholders' equity in the
period in which they are realized.
F-8
<PAGE> 63
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
NET INCOME PER COMMON SHARE:
Net income per common share is computed based on the weighted average
number of common shares and common share equivalents outstanding during
each period. The weighted average number of common shares used in computing
primary net income per share was 29,913,000 for the five months ended
December 31, 1992 and 30,721,000 and 32,022,000 for the years ended
December 31, 1993 and 1994, respectively. Net income per common shares was
restated for all periods to reflect a 9.4% reduction in the number of
shares distributed under PMI's Plan (See Note 10). The dilutive effect of
stock warrants and options during the five months ended December 31, 1992
and the years ended December 31, 1993 and 1994 was not material (see Note
10).
RECLASSIFICATIONS:
Certain reclassifications have been made to the December 31, 1992 and 1993
consolidated financial statements to conform them to the December 31, 1994
presentation.
NOTE 2 -- CASH AND CASH EQUIVALENTS
Cash and cash equivalents are comprised of the following (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
---------------------
1993 1994
------- -------
<S> <C> <C>
Cash........................................................... $ 3,013 $ 5,953
Commercial paper and other cash equivalents.................... 38,556 6,571
------- -------
Totals............................................... $41,569 $12,524
======= =======
</TABLE>
NOTE 3 -- MORTGAGES AND NOTES RECEIVABLE
Mortgages and notes receivable are comprised of the following (in
thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
----------------------
1993 1994
-------- -------
<S> <C> <C>
Properties operated by the Company(a)......................... $ 65,323 $60,609
Other(b)...................................................... 24,985 22,576
Frenchman's Reef resort hotel(c).............................. 50,000 --
Rose and Cohen entities(d).................................... 25,000 --
-------- -------
Total............................................... 165,308 83,185
Less current portion.......................................... (2,275) (1,925)
-------- -------
Long-term portion............................................. $163,033 $81,260
======== =======
</TABLE>
- ---------------
(a) The Company is the holder of mortgage notes receivable with a book value of
$46,497,000 secured primarily by 10 hotel properties operated by the Company
under management agreements and $14,112,000 in mortgages secured primarily
by 4 properties operated under lease agreements. These notes currently bear
interest at rates ranging from 8.5% to 13.5% and mature through 2017. The
mortgages were primarily derived from the sales of hotel properties. Many of
the managed properties were unable to pay in full the annual debt service
required under the terms of the original mortgages. The Company has
restructured approximately $33,000,000 of these loans to pay based upon
available cash and a participation in the future excess cash flow of such
hotel properties. The restructurings generally include a "senior portion"
featuring defined payment terms, and a "junior portion" payable annually
based on cash flow. The junior portion represents the difference between the
original mortgage and the new senior
F-9
<PAGE> 64
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
portion and provides the Company the opportunity to recover that difference
if the hotel's performance improves. In addition to the junior portion of the
restructured mortgages, the Company holds junior or other cash flow
mortgages and subordinated interests in other hotel properties operated by
the Company under management agreements. Pursuant to these mortgage
agreements, the Company is entitled to receive the majority of excess cash
flow generated by these hotel properties. In total, the Company has junior
mortgages relating to 22 hotel properties which mature on various dates from
1999 through 2088. Due to the junior positions of these mortgages,
foreclosure rights are of limited value. However, these mortgages enable the
Company to participate in a substantial portion of the future sales proceeds
upon sales of the hotels after satisfying all obligations senior to these
junior mortgages.
Although these junior mortgages have an aggregate face value of approximately
$65,000,000, in accordance with the adoption of fresh start reporting under SOP
90-7, no value was assigned to the junior portions of the restructured notes
or the junior mortgages and subordinated interests on the other hotels as
there was substantial doubt at the time of valuation that the Company would
recover any of their value. As a result, interest income on these junior or
cash flow mortgages is recognized when cash is received. During 1993 and
1994, the Company recognized $976,000 and $2,000,000, respectively, of
interest income related to these mortgages. The hotels underlying these
mortgages are all managed by the Company. Future recognition of interest
income on these mortgages is dependent primarily upon the net cash flow of
the underlying hotels after debt service, which is senior to the Company's
junior positions.
(b) Other notes receivable currently bear interest at effective rates ranging
from 4% to 10.5%, mature through 2011 and are secured primarily by hotel
properties not currently managed by the Company.
(c) The mortgage notes secured by the Frenchman's Reef Resort Hotel
("Frenchman's Reef") consisted of first and second mortgages with face
values of $53,383,000 and $25,613,000, respectively, with final scheduled
principal payments of $51,976,000 and $25,613,000 due on July 31, 1995. In
connection with the adoption of fresh start reporting, the Company valued
the notes at $50,000,000.
During the five months ended December 31, 1992, and years ended December 31,
1993 and 1994 the Company recognized $1,770,000, $4,250,000 and $4,586,000
of interest income on these notes, respectively, based on the level of cash
flow generated from the hotel property available to service the notes.
Interest income of approximately $4,300,000, $10,300,000 and $9,800,000
would have been recorded for the five months ended December 31, 1992 and the
years ended December 31, 1993 and 1994 if the notes receivable had been
current in accordance with their original terms.
In December 1994, the Company obtained ownership of Frenchman's Reef in
satisfaction of the mortgage note receivable through a pre-negotiated plan
of reorganization. The Company had previously reached an agreement in 1993
to restructure its mortgage notes receivable secured by Frenchman's Reef
with the general partner of Frenchman's Reef Beach Associates ("FRBA"), the
owner of the hotel. In conjunction with the agreement, FRBA filed a
pre-negotiated chapter 11 petition in September 1993. During the
reorganization period, the Company continued to receive cash payments on its
mortgage notes receivable under a cash collateral order approved by the
Bankruptcy Court. Under the plan of reorganization, which was approved by
the Bankruptcy Court on December 16, 1994, the Company obtained ownership
and control of the hotel. The Company recorded the net assets of Frenchman's
Reef at their respective fair market values at the time of restructuring.
The fair market values were determined based on a recent appraisal of the
hotel and approximated the book value of the mortgage note receivable of
$50,000,000. Upon taking control of the property, the Company reallocated
its basis in the mortgage note receivable of $50,000,000 to the various
operating assets acquired (principally land, hotel building and furniture
and fixtures) and no gain or loss was recorded in the transaction.
(d) From 1988 through 1990, PMI loaned entities controlled by Allan Rose and
Arthur Cohen ("Rose and Cohen") an aggregate of $100,890,000 fully secured
by property and/or personal guarantees. Based on PMI's estimate of the value
of the collateral and the personal guarantees of Rose and Cohen and
discussions related to the possible early payment of the loan, PMI wrote
down the loan to $50,000,000 as
F-10
<PAGE> 65
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
of June 30, 1990 and discontinued the accrual of interest. As a result of
further evaluation of the collateral and personal guarantees, the Company
valued the note at $25,000,000 in connection with the adoption of fresh
start reporting pursuant to SOP 90-7 as of July 31, 1992, the Effective
Date. During 1993, the Company reached a settlement with Rose and Cohen of
an adversary proceeding regarding a promissory note and personal guarantee,
commenced by a subsidiary of PMI during 1991. The settlement provided for
Rose or his affiliate to pay the Company the sum of $25 million, plus
proceeds from approximately 1.1 million shares of the Company's common stock
held by Rose.
Financial Security Assurance, Inc. ("FSA") asserted that it was entitled to
receive the settlement proceeds under the terms of a certain intercreditor
agreement. In April 1994, the Court approved the settlement and ruled that
the Company had an exclusive right to the settlement proceeds. Upon receipt
of the order, the Company used the $25 million of settlement proceeds to
retire certain senior secured notes (see Note 6). On April 21, 1994, FSA
filed its notice of appeal of the Court's order. During 1994, Rose sold
approximately 1.0 million shares of the Company's common stock under the
terms of the settlement for net proceeds of approximately $6.2 million.
Since the Rose and Cohen note had a book value of $25 million at the time of
the settlement, approximately $6.2 million was recorded as other income in
the Company's statement of operations.
All proceeds received pursuant to the settlement after April 21, 1994 have
been held in escrow until an order on the appeal is received. The Company
believes that FSA is unlikely to prevail on its claim, and as a result, does
not believe it will have a material impact on the accompanying consolidated
financial statements. Upon receipt of a favorable order from the Court,
substantially all of the net proceeds are required to be used to retire
additional debt (see Note 6).
NOTE 4 -- PROPERTY, EQUIPMENT AND LEASEHOLD IMPROVEMENTS
Property, equipment and leasehold improvements consist of the following (in
thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
--------------------- YEARS OF
1993 1994 USEFUL LIFE
-------- -------- -----------
<S> <C> <C> <C>
Land and land leased to others..................... $ 29,407 $ 49,438
Hotels............................................. 109,671 200,706 20 to 40
Furniture, fixtures and autos...................... 21,879 46,021 3 to 10
Leasehold improvements............................. 10,222 11,336 3 to 40
Construction in progress........................... 2,555 1,457
Properties held for sale........................... 8,355 8,898
-------- --------
Sub-total........................................ 182,089 317,856
Less accumulated depreciation and amortization... (9,303) (18,565)
-------- --------
Totals................................... $172,786 $299,291
======== ========
</TABLE>
At December 31, 1994, the Company was the lessor of land and certain
restaurant facilities in Company-owned hotels with an approximate aggregate book
value of $8,074,000 pursuant to noncancelable operating leases expiring on
various dates through 2013. Minimum future rentals under such leases are
$10,132,000, of which $3,961,000 is scheduled to be received in the aggregate
during the five-year period ending December 31, 1999.
Depreciation and amortization expense on property, equipment and leasehold
improvements was $2,784,000 for the five months ended December 31, 1992 and
$7,015,000 and $9,300,000 for the years ended December 31, 1993 and 1994,
respectively.
F-11
<PAGE> 66
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
During the years ended December 31, 1993 and 1994, the Company capitalized
$0 and $836,000, respectively, of interest related to borrowings used to finance
hotel construction.
NOTE 5 -- OTHER CURRENT LIABILITIES
Other current liabilities consist of the following (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
-------------------
1993 1994
------- -------
<S> <C> <C>
Accounts payable................................................. $ 2,025 $ 4,436
Interest......................................................... 4,454 3,115
Accrued payroll and related benefits............................. 2,190 2,490
Accrued expenses................................................. 1,592 4,182
Insurance reserves............................................... 6,206 5,123
Other............................................................ 5,978 4,558
------- -------
Totals................................................. $22,445 $23,904
======= =======
</TABLE>
NOTE 6 -- DEBT
Debt consists of the following (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
---------------------
1993 1994
-------- --------
<S> <C> <C>
Secured notes(a)............................................... $ 86,683 $ 52,580
Mortgages and other notes payable(b)........................... 99,946 131,249
Borrowings under credit agreement.............................. 1,271 --
-------- --------
Total debt..................................................... 187,900 183,829
Less current maturities........................................ (19,282) (5,284)
-------- --------
Debt, net of current portion.............................. $168,618 $178,545
======== ========
</TABLE>
- ---------------
(a) Pursuant to the Plan, the Company issued two classes of Secured Notes which
are identified as "Senior Secured Notes" and "Junior Secured Notes". The
aggregate principal amount of Senior Secured Notes issued under the Plan was
$91,300,000, comprised of $30,100,000 of 8.20% Fixed Rate Senior Secured
Notes and $61,200,000 of Adjustable Rate Senior Secured Notes. The aggregate
principal amount of Junior Secured Notes issued under the Plan was
approximately $70,000,000.
During 1994, the Company repurchased $6,527,000 of its Adjustable Rate
Senior Secured Notes, $217,000 of its 8.20% Senior Secured Notes and
$461,000 of its 9.20% Junior Secured Notes for an aggregate purchase price
of $7,018,000. The repurchases resulted in pretax extraordinary gains of
$187,000. In April 1994, the Company retired its Senior Secured Notes with a
pre-payment of $26,408,000.
In addition to the repurchases described above, during 1994 the Company
purchased through a third party agent approximately $5,200,000 of its Senior
Secured Notes and Junior Secured Notes for aggregate consideration of
approximately $4,800,000. These notes are currently held by the third party
agent and have not been retired due to certain restrictions under the note
agreements. The purchases were recorded as investments on the Company's
balance sheet and no gain will be recorded on these transactions until the
notes mature or are redeemed. In April 1994, approximately $1,100,000 of the
notes were retired from the proceeds of the Rose and Cohen settlement (See
Note 3) resulting in a pretax extraordinary gain of approximately $100,000.
In August 1994, approximately $37,000 was retired
F-12
<PAGE> 67
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
resulting in a pretax extraordinary gain of $5,000. As of December 31, 1994,
the Company had unrecognized holding gains of approximately $295,000 related
to these securities.
In 1994, the Company received consents from the required holders of its
Junior Secured Notes to remove certain debt covenants which placed
limitations on the Company's hotel development spending. In consideration of
the amendment consent, the Company agreed to increase the coupon interest
rate from 9.2% to 10.0% and to shorten the maturity by one year, from July
31, 2000 to July 31, 1999. In addition, the designation of these notes was
changed from Junior Secured Notes to Senior Secured Notes, as the original
Senior Secured Notes were retired.
The collateral for the Secured Notes consists primarily of mortgages and
notes receivable and real property, net of related liabilities (the "Secured
Note Collateral"), with a book value of $92,215,000 as of December 31, 1994.
Interest on the Secured Notes is payable semi-annually. The Secured Notes
require that 85% of the cash proceeds from the Secured Note Collateral be
applied first to interest then to prepayment of principal. Aggregate
principal payments on the Secured Notes are required in order that one-third
of the principal balance outstanding on December 31, 1996 is paid by July
31, 1998 and all of the balance is paid by July 31, 1999. To the extent the
cash proceeds from the Secured Note Collateral are insufficient to pay
interest or required principal payments on the Secured Notes, the Company
will be obligated to pay any deficiency out of its general corporate funds.
The Secured Notes contain covenants which, among other things, require the
Company to maintain a net worth of at least $100,000,000, and preclude cash
distributions to stockholders, including dividends and redemptions, until
the Secured Notes have been paid in full.
(b) The Company has mortgage and other notes payable of approximately
$74,713,000 that are secured by mortgage notes receivable and hotel
properties with a book value of $110,476,000. Principal and interest on
these mortgages and notes are generally paid monthly. At December 31, 1994
these notes bear interest at rates ranging from 6.6% to 12.45% and mature
through 2008.
At December 31, 1994, the Company has outstanding loans in the amount of
$39,896,000 payable to ShoLodge, Inc. ("ShoLodge"). The foregoing loans are
secured by AmeriSuites hotel properties with an aggregate book value of
$63,824,000. The notes bear interest at 10.25% and mature in April 1997. The
Company expects to incur an additional $3,600,000 of debt in the first
quarter of 1995 in connection with its purchase of ShoLodge's option to
acquire a 50% interest in Suites of America, Inc., a wholly owned subsidiary
of the Company (see Note 9).
The Company has $11,614,000 of notes restructured under the Plan which bear
interest at rates ranging from 8.00% to 9.20% per annum payable
semi-annually. Prior to maturity, principal amounts outstanding will be paid
semi-annually based on a thirty-year amortization schedule. Each note
matures on July 31, 2002 and is secured by a lien on mortgage notes
receivable and hotel properties with a book value of $11,129,000 at December
31, 1994.
The Company has other notes of $3,156,000, which bear interest at rates
ranging from 8.0% to 8.2% and mature through 1999.
In February 1995, the Company obtained $39 million of mortgage financing
secured by hotels under two separate loan agreements. Both loans bear
interest at variable rates (approximately 10.50% at December 31, 1994) and
mature in 2000.
F-13
<PAGE> 68
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
Maturities of long-term debt for the next five years ending December 31 are
as follows (in thousands):
<TABLE>
<S> <C>
1995...................................................... $ 5,284
1996...................................................... 41,073
1997...................................................... 45,687
1998...................................................... 3,617
1999...................................................... 54,717
Thereafter................................................ 33,451
--------
Total..................................................... $183,829
========
</TABLE>
NOTE 7 -- LEASE COMMITMENTS AND CONTINGENCIES
Leases
The Company leases various hotels under lease agreements with initial terms
expiring at various dates from 1995 through 2022. The Company has options to
renew certain of the leases for periods ranging from 1 to 99 years. Rental
payments are based on minimum rentals plus a percentage of the hotel properties'
revenues in excess of stipulated amounts.
The following is a schedule, by year, of future minimum lease payments
required under the remaining operating leases that have terms in excess of one
year as of December 31, 1994 (in thousands):
<TABLE>
<S> <C>
1995...................................................... $ 4,630
1996...................................................... 4,597
1997...................................................... 4,565
1998...................................................... 4,533
1999...................................................... 4,500
Thereafter................................................ 95,638
--------
Total..................................................... $118,463
========
</TABLE>
Rental expense for all operating leases, including those with terms of less
than one year, consist of the following for the five months ended December 31,
1992 and the years ended December 31, 1993 and 1994
(in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
----------------------------
1992 1993 1994
------ ------ ------
<S> <C> <C> <C>
Rentals.................................................. $1,844 $5,009 $4,654
Contingent rentals....................................... 266 764 823
------ ------ ------
Rental expense................................. $2,110 $5,773 $5,477
====== ====== ======
</TABLE>
Employee Benefits
The Company does not provide any material post employment benefits to its
current or former employees.
Contingent Claims
The Company is involved in various other proceedings incidental to the
normal course of its business. The Company believes that the resolution of these
contingencies will not have a material adverse effect on the Company's
consolidated financial position, results of operations or liquidity.
F-14
<PAGE> 69
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
Financial Instruments and Concentration of Credit Risk
The Company's accounts receivable and mortgages and other notes receivable
(see Note 3) are derived primarily from and are secured by hotel properties,
which constitutes a concentration of credit risk. These notes are subject to
many of the same risks as the Company's operating hotel assets. A significant
portion of the collateral is located in the Northeastern and Southeastern United
States.
In addition to the hotel property related receivables referred to above,
the Company's financial instruments include (i) assets; cash and cash
equivalents and restricted cash investments and (ii) liabilities; trade and
notes payable and long-term debt (see Note 6). As described in Note 1, in
connection with the adoption of fresh start accounting as of July 31, 1992, the
Company revalued its assets and liabilities at amounts approximating fair market
value. Since there have been no substantive adverse changes in market conditions
since the date of the revaluation and on the basis of market quotes and
experience on recent redemption offers for the Company's long-term debt, the
Company believes that the carrying amount of these financial instruments
approximated their fair market value as of December 31, 1993 and 1994.
As a result of the reorganization proceedings and the rejection of certain
leases, management contracts and other guarantees, the Company has no other
material off-balance-sheet liabilities or credit risk as of December 31, 1994.
NOTE 8 -- INCOME TAXES
The provision for income taxes (including amounts applicable to
extraordinary items) consisted of the following for the five months ended
December 31, 1992 and the years ended December 31, 1993 and 1994
(in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
----------------------------
1992 1993 1994
---- ------- --------
<S> <C> <C> <C>
Current:
Federal................................................. $ -- $ 2,167 $ 970
State................................................... 139 220 28
---- ------- --------
139 2,387 998
Deferred:
Federal................................................. 789 5,049 9,780
State................................................... -- 1,017 1,514
---- ------- --------
789 6,066 11,294
---- ------- --------
Total........................................... $928 $ 8,453 $ 12,292
==== ====== =======
</TABLE>
Income taxes are provided at the applicable federal and state statutory
rates.
F-15
<PAGE> 70
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
The tax effects of the temporary differences in the areas listed below
resulted in deferred income tax provisions for the five months ended December
31, 1992 and the years ended December 31, 1993 and 1994
(in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
---------------------------
1992 1993 1994
---- ------- -------
<S> <C> <C> <C>
Utilization of net operating loss......................... $789 $ 4,525 $ 5,861
Amortization of pre-fresh start basis
differences -- properties
and notes............................................... -- 1,322 5,632
Depreciation.............................................. -- 144 200
Leasehold reserves........................................ -- -- 450
Property transactions..................................... -- -- 320
Other..................................................... -- 75 (1,169)
---- ------- -------
Total........................................... $789 $ 6,066 $11,294
==== ====== =======
</TABLE>
At December 31, 1994, the Company had available federal net operating loss
carryforwards of approximately $117,500,000 which will expire beginning in 2005
and continuing through 2007. Of this amount, $104,800,000 is subject to an
annual limitation of $8,735,000 under the Internal Revenue Code due to a change
in ownership of the Company upon consummation of the Plan. The Company also has
potential state income tax benefits relating to net operating loss carryforwards
of approximately $9,262,000 which will expire during various periods from 1995
to 2006. Certain of these potential benefits are subject to annual limitations
similar to federal requirements due to factors such as the level of business
conducted in each state and the amount of income subject to tax within each
state's carryforward period.
In accordance with FAS 109, the Company has not recognized the future tax
benefits associated with the net operating loss carryforwards or with other
temporary differences. Accordingly, the Company has provided a valuation
allowance of approximately $41,000,000 against the deferred tax asset as of
December 31, 1994. To the extent any available carryforwards or other tax
benefits are utilized, the amount of tax benefit realized will be treated as
contribution to stockholders' equity and will have no effect on the income tax
provision for financial reporting purposes. For the five months ended December
31, 1992 and the years ended December 31, 1993 and 1994 the Company recognized
$789,000, $4,525,000 and $5,861,000, respectively, of such tax benefits as a
contribution to stockholders' equity. Additionally, the Company recognized
$6,954,000 as a contribution to stockholders' equity for the year ended December
31, 1994, which represents the amortization of pre-fresh start tax basis
differences related to properties and notes receivable. As a result of
reflecting substantially all of the deferred tax provisions as a contribution to
stockholders' equity, the Company had no material deferred tax assets or
liabilities as of December 31, 1993 and 1994.
F-16
<PAGE> 71
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
NOTE 9 -- RELATED PARTY TRANSACTIONS
The following summarizes significant financial information with respect to
transactions with present and former officers, directors, their relatives and
certain entities they control or in which they have a beneficial interest for
the five months ended December 31, 1992 and the years ended December 31, 1993
and 1994
(in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
-------------------------
1992 1993 1994
---- ---- -------
<S> <C> <C> <C>
Management and other fee income(a).......................... $312 $810 $ 1,165
Interest income(a).......................................... 72 14 1,283
Management fee expense(b)................................... 162 222 679
Interest expense(b)......................................... 332 475 461
Reservation fee expense(b).................................. 101 468 317
</TABLE>
- ---------------
(a) The Company manages 15 hotels for partnerships in which related parties own
various interests. The income amounts shown above primarily include
transactions related to these hotel properties.
(b) In 1991, the Company entered into an agreement with ShoLodge, a company
controlled by a former director, whereby ShoLodge was appointed the
exclusive agent to develop and manage certain hotel properties. The Company
had loans payable to ShoLodge of $39,896,000 at December 31, 1994 related to
the development of hotels. The Company also uses the ShoLodge reservation
system for its Wellesley and AmeriSuites properties.
In 1993, the Company and its wholly-owned subsidiary, Suites of America,
Inc. ("SOA") entered into agreements with ShoLodge designed to further the
growth of its AmeriSuites hotels from the six hotels owned by the Company at
that time. Pursuant to these agreements, (i) ShoLodge agreed to build and
finance six additional AmeriSuites hotels and received an option to purchase
a 50% interest in SOA and (ii) the Company received an option pursuant to
which it could require ShoLodge to purchase a 50% interest in SOA. By
December 1994, ShoLodge completed the development of these six hotels, five
of which SOA acquired during 1993 and 1994, subject to mortgages held by
ShoLodge. The Company recorded the assets and liabilities (including the
mortgages payable to ShoLodge) of the five hotels and consolidated their
results of operations from the date of acquisition. Upon completion of the
six new hotels and the exercise of the option by either ShoLodge or the
Company, ShoLodge was to forgive its mortgage interests on the five hotels
owned by the Company and contribute its ownership interest on the remaining
hotel and thereby acquire a 50% interest in SOA.
The exercise of the option by ShoLodge was scheduled to occur in January
1995, when the Company and ShoLodge began to negotiate the Company's buyout
of ShoLodge's option. In February 1995, the Company entered into an
agreement to acquire ShoLodge's option to purchase the 50% interest in SOA
and also acquired the ownership interest of the remaining AmeriSuites hotel
not already owned by the Company. The consideration payable by the Company
was determined on an arm's-length basis and was based upon the fair market
value of the properties. The consideration totals $19,700,000 and is
comprised of (i) $16,100,000, which will be paid in three cash installments
during 1995, plus (ii) $18,500,000, which will be paid in notes maturing in
1997, less (iii) $14,900,000 of existing debt on five hotels, which will be
forgiven at face value. The transaction will result in a net increase of
approximately $3,600,000 of long-term debt, resulting in total debt of
$43,500,000 owed to ShoLodge. No gain or loss will be recorded on the
forgiveness of debt. As a result of this transaction, the Company assumed
management of these hotels.
NOTE 10 -- COMMON STOCK AND COMMON STOCK EQUIVALENTS
Pursuant to the Plan, on July 31, 1992 the Company began distributing
shares of common stock to certain claimants and holders of PMI stock. The Plan
provided for issuance of up to 33,000,000 shares of common
F-17
<PAGE> 72
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
stock; however, the number of shares ultimately distributed were 29,913,000. The
consolidated financial statements had previously given full effect to the
issuance of the maximum amount of 33,000,000 shares under the Plan. During 1994,
when the Company resolved the final share distribution, it restated net income
for all prior periods to reflect the 9.4% reduction in the number of shares. In
addition to the shares distributed under the Plan, warrants to purchase
2,106,000 shares of the Company's common stock were issued to former
shareholders of the Company's predecessor, PMI, in partial settlement of their
bankruptcy interests. The warrants became exercisable on August 31, 1993 at an
exercise price of $2.71 per share and expire five years after the date of grant.
The exercise price was determined from the average per share daily closing price
of the Company's common stock during the year following its reorganization on
July 31, 1992. As of December 31, 1994 warrants to purchase 250,497 shares have
been exercised.
On July 31, 1992, the Company adopted various stock option and performance
incentive plans under which options to purchase up to 1,650,000 shares of common
stock may be granted to directors, officers or key employees under terms
determined by the Board of Directors. During 1992, options to purchase 350,000
shares were granted to officers and directors, 240,000 of which are exercisable
at December 31, 1994. In addition, options to purchase 330,000 shares were
granted to a former officer in 1992. Such options are currently exercisable and
expire on July 31, 1995. At December 31, 1994, 180,000 of these options were
exercised. The exercise prices of the above options are based on the average
market price one year from the date of grant which was determined to be $2.71
per share. Based on this exercise price, the amount of compensation expense
attributable to these options was $225,000 and $60,000 for the years ended
December 31, 1993 and 1994, respectively.
In June 1993, options to purchase 393,000 shares of common stock were
granted to employees under the Company's stock option plan. The options were
granted at $3.63, which approximates the fair market value at the date of grant.
Generally, options can be exercised during a participant's employment with the
Company in equal annual installments over a three-year period and expire six
years after the date of grant. During 1994, 41,080 shares were exercised.
In August 1993, options to purchase 315,000 shares of common stock were
granted to the members of the Company's Board of Directors. The options were
granted at $3.20, which approximates the fair market value at the date of grant.
One-third of these options became exercisable at the date of grant and the
remaining options can be exercised in equal annual installments over a two-year
period. The options expire six years after the date of grant. During 1994,
25,000 shares were exercised.
In January 1994, options to purchase 50,000 shares of common stock were
granted to a member of the Company's Board of Directors. The options were
granted at $7.375, which approximates the fair market value at the date of
grant. The options can be exercised in equal annual installments over a four
year period. The options expire six years after the date of grant.
In August 1994, options to purchase 317,100 shares of common stock were
granted to employees under the Company's performance incentive plan. The options
were granted at $7.625, which approximates the fair market value at the date of
grant. Generally, options can be exercised during a participant's employment
with the Company in equal annual installments over a three-year period and
expire six years after the date of grant.
In December 1994, options to purchase 30,000 shares of common stock were
granted to new members of the Company's Board of Directors. The options were
granted at $7.125, which approximates the fair market value at the date of
grant. One-third of these options became exercisable at the date of grant and
the remaining options can be exercised in equal annual installments over a two
year period. The options expire six years after the date of grant.
F-18
<PAGE> 73
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
The following is a summary of the various stock option plans:
<TABLE>
<CAPTION>
OPTION
NUMBER PRICE
OF SHARES PER SHARE
--------- -----------
<S> <C> <C>
Outstanding -- December 31, 1992............................ 680,000 $2.71
Granted..................................................... 728,000 $2.71-$3.63
Exercised................................................... (30,000) $2.71
Cancelled................................................... (77,000) $2.71-$3.63
---------
Outstanding at December 31, 1993............................ 1,301,000
---------
Granted..................................................... 397,000 $7.38-$7.63
Exercised................................................... (216,000) $2.71-$3.63
Cancelled................................................... (40,000) $3.63-$7.63
---------
Outstanding at December 31, 1994............................ 1,442,000
========
Exercisable at December 31, 1994............................ 700,000 $2.71-$7.63
========
</TABLE>
NOTE 11 -- SUPPLEMENTAL CASH FLOW INFORMATION
The following summarizes non-cash investing and financing activities for
the five months ended December 31, 1992 and the years ended December 31, 1993
and 1994 (in thousands):
<TABLE>
<CAPTION>
DECEMBER 31,
-----------------------------
1992 1993 1994
------ ------ -------
<S> <C> <C> <C>
Hotels acquired in exchange for the assumption of
mortgage
notes payable......................................... $ -- $9,161 $18,718
Hotels received in settlement of mortgage notes
receivable............................................ 7,800 3,500 54,521
Sale of hotel in exchange for a mortgage note
receivable............................................ $ -- $6,500 $ 1,497
</TABLE>
Cash paid for interest was $2,981,000 for the five months ended December
31, 1992 and $16,347,000 and $15,503,769 for the years ended December 31, 1993
and 1994, respectively.
Cash paid for income taxes was $0 for the five months ended December 31,
1992 and $2,697,000 and $1,900,000 for the years ended December 31, 1993 and
1994, respectively.
F-19
<PAGE> 74
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Board of Directors and
Stockholders of Prime Hospitality Corp.:
We have audited the accompanying consolidated balance sheet of Prime
Hospitality Corp. (a Delaware corporation) and subsidiaries ("the Company") as
of July 31, 1992 and the related consolidated statements of operations,
stockholders' equity and cash flows for the one month then ended. These
financial statements are the responsibility of the Company's management. Our
responsibility is to express an opinion on these financial statements based on
our audit.
We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audit provides a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly,
in all material respects, the financial position of Prime Hospitality Corp. and
subsidiaries as of July 31, 1992 and the results of their operations and their
cash flows for the one month then ended in conformity with generally accepted
accounting principles.
As discussed in Note 7, the Company held an investment in a mortgage note
receivable from certain entities with a face value of $100,890,000 that is
valued at $25,000,000 at July 31, 1992. The realization of this investment is
dependent primarily on the ability of the Company to recover such amount
pursuant to the personal guarantees provided by two individuals who control the
entities that are the obligors under the mortgage note and own the hotel
properties that serve as the underlying collateral for the note. The Company has
commenced a legal action to recover pursuant to such guarantees; however, the
financial statements do not include any adjustments that might result from the
outcome of this matter.
ARTHUR ANDERSEN LLP
Roseland, New Jersey
March 10, 1993
F-20
<PAGE> 75
REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS
To the Board of Directors and Stockholders
of Prime Motor Inns, Inc. (Debtor-in-Possession)
We have audited the consolidated balance sheet of Prime Motor Inns, Inc.
and Subsidiaries (Debtors-in-Possession) as of June 30, 1992, and the related
consolidated statements of operations, stockholders' equity (deficiency) and
cash flows for the year then ended. These financial statements are the
responsibility of the Company's management. Our responsibility is to express an
opinion on these financial statements based on our audit.
We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audit provides a reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly,
in all material respects, the consolidated financial position of Prime Motor
Inns, Inc. and Subsidiaries (Debtors-in-Possession) as of June 30, 1992, and
their results of operations and cash flows for the year then ended, in
conformity with generally accepted accounting principles.
As discussed in Note 7, the Company held an investment in a mortgage note
receivable from certain entities with a face value of $100,890,000 that had been
written down to $30,000,000 at June 30, 1992. The realization of the carrying
value is dependent primarily on the ability of the Company to recover such
amount pursuant to the personal guarantees provided by the two individuals who
control the entities that are the obligors under the mortgage note and the
owners of the hotel properties that serve as the underlying collateral for the
loan. The Company has commenced a legal action to recover pursuant to such
guarantees; however, the outcome of this action is not presently determinable.
As discussed in Note 11, the Company has reflected pre-petition and certain
post-petition claims in the consolidated balance sheet as of June 30, 1992 as
liabilities subject to compromise based on its estimate of the aggregate amount
that will ultimately be allowable for settlement upon consummation of the plan
of reorganization; however, the aggregate amount claimed by creditors is
substantially in excess of the liability recorded by the Company. The actual
aggregate amount of allowable pre and post-petition claims cannot presently be
determined.
As discussed in Note 14, the Company and certain of its present and former
officers and directors are defendants in certain consolidated class action
complaints alleging federal securities law violations and other claims. The
ultimate outcome of such litigation cannot presently be determined.
The eventual outcome of the matters discussed in the three preceding
paragraphs is not presently determinable and the consolidated financial
statements as of June 30, 1992 and for the year then ended do not include any
adjustments relating to the resolution of those uncertainties.
F-21
<PAGE> 76
As discussed in Note 2, the Company's plan of reorganization became
effective on July 31, 1992, and it will implement the guidance as to the
accounting for entities emerging from Chapter 11 set forth in Statement of
Position 90-7, "Financial Reporting by Entities in Reorganization under the
Bankruptcy Code" ("Fresh Start Reporting") as of that date. The Company has not
presently determined the amounts that will be recorded under Fresh Start
Reporting. However, the implementation of Fresh Start Reporting as a result of
the Company's emergence from Chapter 11 will materially change the amounts
reported in consolidated financial statements as of and for periods ending
subsequent to July 31, 1992. As a result of the reorganization and the
implementation of Fresh Start Reporting, assets and liabilities will be recorded
at fair values and outstanding obligations relating to the claims of creditors
will be discharged primarily in exchange for cash, new indebtedness and equity.
The accompanying consolidated financial statements as of June 30, 1992 and for
the year then ended do not give effect to any adjustments that will be made as a
result of the Company's reorganization and emergence from Chapter 11.
J.H. COHN & COMPANY
Roseland, New Jersey
September 24, 1992
F-22
<PAGE> 77
(This page intentionally left blank)
F-23
<PAGE> 78
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS
(IN THOUSANDS, EXCEPT SHARE DATA)
FRESH START REPORTING WAS IMPLEMENTED AND THE PURCHASE METHOD OF ACCOUNTING
WAS APPLIED TO RECORD THE FAIR VALUE OF ASSETS AND ASSUMED LIABILITIES OF THE
REORGANIZED COMPANY AT JULY 31, 1992. ACCORDINGLY, THE ACCOMPANYING BALANCE
SHEET AS OF JULY 31, 1992 IS NOT COMPARABLE IN ALL MATERIAL RESPECTS TO SUCH
STATEMENT AS OF ANY DATE PRIOR TO JULY 31, 1992 SINCE THE BALANCE SHEET IS THAT
OF A NEW ENTITY.
<TABLE>
<CAPTION>
JUNE 30, JULY 31,
1992 1992
-------- --------
<S> <C> <C>
ASSETS
Current assets:
Cash and cash equivalents............................................ $60,142 $ 39,493
Restricted cash...................................................... -- 22,835
Accounts receivable, net of reserves................................. 7,962 9,115
Current portion of mortgages and other notes receivable.............. 63,506
Other current assets................................................. 1,895 4,254
-------- --------
Total current assets......................................... 133,505 123,703
Restricted cash........................................................ 43,947 1,232
Property, equipment and leasehold improvements, net of accumulated
depreciation and reserves............................................ 179,472 160,417
Mortgages and other notes receivable, net of current portion,
writedowns and valuation reserves.................................... 194,443 178,543
Other assets........................................................... 2,751 4,755
-------- --------
TOTAL ASSETS................................................. $554,118 $468,650
======== ========
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-24
<PAGE> 79
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS -- (CONTINUED)
(IN THOUSANDS, EXCEPT SHARE DATA)
<TABLE>
<CAPTION>
JUNE 30, JULY 31,
1992 1992
--------- --------
<S> <C> <C>
LIABILITIES AND STOCKHOLDERS' EQUITY (DEFICIENCY)
Current liabilities:
Notes payable....................................................... $ 5,971 $ 5,971
Current portion of long-term debt................................... 81
Other current liabilities........................................... 25,944
--------- --------
Total current liabilities................................... 31,996 99,024
Long-term debt, net of current portion................................ 8,921 204,438
Deferred income....................................................... 36,243 --
Other liabilities..................................................... -- 29,588
--------- --------
Total liabilities not subject to compromise................. 77,160 333,050
--------- --------
Liabilities subject to compromise..................................... 706,250 --
--------- --------
Total liabilities........................................... 783,410 333,050
--------- --------
Commitments and contingencies
Stockholders' equity (deficiency):
Preferred stock, par value $1.00 per share; 5,000,000 shares
authorized;
none issued; cancelled July 31, 1992............................. -- --
Preferred stock, par value $.10 per share; 20,000,000 shares
authorized;
none issued...................................................... -- --
Common stock; par value $.05 per share;
100,000,000 shares authorized; 33,662,334 shares issued;
cancelled July 31, 1992.......................................... 1,683 --
Common stock, par value $.01 per share;
50,000,000 shares authorized;
33,000,000 shares issued and outstanding......................... -- 330
Capital in excess of par value...................................... 311,355 135,270
Retained earnings (accumulated deficit)............................. (539,125) --
Treasury stock, 634,535 shares at cost; cancelled July 31, 1992..... (3,205) --
--------- --------
Total stockholders' equity (deficiency)..................... (229,292) 135,600
--------- --------
TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY (DEFICIENCY)..... $ 554,118 $468,650
========= ========
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-25
<PAGE> 80
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS
(IN THOUSANDS, EXCEPT PER SHARE AMOUNTS)
<TABLE>
<CAPTION>
YEAR ONE MONTH
ENDED ENDED
JUNE 30, JULY 31,
1992 1992
-------- ---------
<S> <C> <C>
Revenues:
Rooms............................................................ $ 75,082 $ 5,133
Food and beverage................................................ 20,841 693
Management and other fees........................................ 11,031 785
Interest and dividend income..................................... 24,127 1,949
Other............................................................ 3,109 233
-------- ----------
Total revenues........................................... 134,190 8,793
-------- ----------
Costs and expenses:
Direct operating expenses:
Rooms......................................................... 21,692 1,421
Food and beverage............................................. 17,082 681
Other operating and general expenses............................. 65,184 4,302
Depreciation and amortization.................................... 7,635 680
Interest (contractual interest of $36,252 for fiscal 1992 and
$3,079 for July 1992)......................................... 8,245 779
Valuation writedowns and reserves................................ 62,123 13,000
-------- ----------
Total costs and expenses................................. 181,961 20,863
-------- ----------
Loss before reorganization items, income taxes and extraordinary
items............................................................ (47,771) (12,070)
Reorganization items............................................... (23,194) 1,796
-------- ----------
Loss before income taxes and extraordinary items................... (70,965) (10,274)
Provision for income taxes......................................... 1,000 --
-------- ----------
Loss before extraordinary items.................................... (71,965) (10,274)
Extraordinary items:
Gain on discharge of indebtedness................................ -- 249,600
-------- ----------
NET INCOME (LOSS).................................................. $(71,965) $239,326
======== ==========
Income (loss) per common share:
Primary:
Operations.................................................... $ (2.18) $ (.31)
Extraordinary items........................................... -- 7.56
-------- ----------
NET INCOME (LOSS).................................................. $ (2.18) $ 7.25
======== ==========
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-26
<PAGE> 81
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF STOCKHOLDERS' EQUITY (DEFICIENCY)
(IN THOUSANDS, EXCEPT SHARE DATA)
<TABLE>
<CAPTION>
RETAINED
COMMON STOCK CAPITAL IN EARNINGS TREASURY STOCK
--------------------- EXCESS OF (ACCUMULATED -------------------------
SHARES AMOUNT PAR VALUE DEFICIT) SHARES AMOUNT
----------- ------- ----------- ------------- -------- --------------
<S> <C> <C> <C> <C> <C> <C>
Balance June 30, 1991......... 33,662,334 $1,683 $ 311,355 $(467,160) (634,535) $ (3,205)
Net loss...................... -- -- -- (71,965) -- --
----------- ------- ----------- ------------- -------- --------------
Balance June 30, 1992......... 33,662,334 1,683 311,355 (539,125) (634,535) (3,205)
Net income.................... -- -- -- 239,326 -- --
Cancellation of former equity
interests in connection with
emergence from bankruptcy... (33,662,334) (1,683 ) (311,355) -- 634,535 3,205
Issuance of new equity
interests in connection with
emergence from bankruptcy... 33,000,000 330 135,270 -- -- --
Elimination of accumulated
deficit in connection with
emergence from bankruptcy... -- -- -- 299,799 -- --
----------- ------- ----------- ------------- -------- --------------
Balance July 31, 1992......... 33,000,000 $ 330 $ 135,270 $ -- -- $ --
========== ======= ========= ============== ======== =============
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-27
<PAGE> 82
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS
(IN THOUSANDS)
<TABLE>
<CAPTION>
YEAR ONE MONTH
ENDED ENDED
JULY 31, JULY 31,
1992 1992
-------- ---------
<S> <C> <C>
Cash flows from operating activities:
Net income (loss)................................................ $(71,965) $ 239,326
Adjustments to reconcile net income (loss) to net cash provided
by (used in) operating activities before reorganization items:
Depreciation and amortization................................. 7,635 680
Valuation writedowns and reserves............................. 62,123 13,000
Provisions for lease rejection damages, guarantees of third
party debt and other bankruptcy related claims............... 6,017 --
Loss on disposal of assets.................................... 2,307 --
Reorganization items.......................................... 9,072 604
Gain on discharge of indebtedness............................. -- (249,600)
Increase (decrease) from changes in other operating assets and
liabilities:
Accounts receivable......................................... 2,200 (1,153)
Tax refund receivable....................................... 30,874 --
Other operating assets...................................... 5,075 (2,359)
Other operating liabilities................................. (5,797) (4,857)
-------- ----------
Net cash provided by (used in) operating activities before
reorganization items........................................ 47,541 (4,359)
-------- ----------
Reorganization items:
Interest earned on accumulated cash resulting from
Chapter 11 proceedings........................................ 4,427 298
Decrease in liabilities subject to compromise.................... (17,183) (677)
Professional fees and other expenses for services rendered in
connection with Chapter 11 proceedings........................ (13,499) (902)
-------- ----------
Net cash used in reorganization activities.................... (26,255) (1,281)
-------- ----------
Net cash provided by (used in) operating activities........... $21,286 $ (5,640)
======== ==========
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-28
<PAGE> 83
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS -- (CONTINUED)
(IN THOUSANDS)
<TABLE>
<CAPTION>
YEAR ONE MONTH
ENDED ENDED
JUNE 30, JULY 31,
1992 1992
-------- ----------
<S> <C> <C>
Cash flows from investing activities:
Proceeds from mortgages and other notes receivable............... 10,160 (70)
Disbursements for mortgages and other notes receivable........... (42) --
Sale of property, net............................................ 4,168 --
Purchases of property, equipment and leasehold improvements...... (14,141) (692)
Additions to restricted cash..................................... (5,746) --
Decrease in restricted cash...................................... -- 19,880
Increase (decrease) in other assets.............................. -- 196
-------- ----------
Net cash provided by (used in)
investing activities................................... (5,601) 19,314
-------- ----------
Cash flows from financing activities:
Proceeds from notes payable and long-term debt................... 9,613 --
Payments of notes payable and long-term debt..................... (25,905) (34,323)
-------- ----------
Net cash used in financing activities.................... (16,292) (34,323)
-------- ----------
NET DECREASE IN CASH AND CASH EQUIVALENTS.......................... (607) (20,649)
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD................... 60,749 60,142
-------- ----------
CASH AND CASH EQUIVALENTS AT END OF PERIOD......................... $ 60,142 $ 39,493
======== ==========
</TABLE>
See Accompanying Notes to Consolidated Financial Statements.
F-29
<PAGE> 84
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
JUNE 30 AND JULY 31, 1992
NOTE 1 -- REORGANIZATION AND EMERGENCE FROM CHAPTER 11
Prime Hospitality Corp. became the successor corporation to Prime Motor
Inns, Inc. on July 31, 1992. As used herein, the "Company" refers to Prime
Hospitality Corp. and subsidiaries, "PMI" refers to Prime Motor Inns, Inc. and
subsidiaries and "Prime Motor Inns" refers to Prime Motor Inns, Inc., the parent
company only. The accompanying consolidated financial statements and notes
thereto reflect the activities of the Company as of and subsequent to July 31,
1992 and PMI prior to July 31, 1992.
On September 18, 1990, Prime Motor Inns (predecessor to and former parent
of the Company) and fifty of its subsidiaries (together with Prime Motor Inns,
the "Debtors") filed voluntary petitions under title 11 of the United States
Code ("Chapter 11") in the United States Bankruptcy Court, Southern District of
Florida, Miami Division (the "Bankruptcy Court") and began operating as
Debtors-In-Possession.
On September 23, 1991, the Debtors filed their Joint Plan of
Reorganization. The Debtors filed their Disclosure Statement for Debtors'
Amended Joint Plan of Reorganization and their Amended Joint Plan of
Reorganization on November 15, 1991. These plans and the disclosure statement
were further amended and restated by the Disclosure Statement and the Second
Amended Joint Plan of Reorganization of the Debtors dated January 16, 1992 (the
"Plan"). The Plan was confirmed by the Bankruptcy Court on April 6, 1992.
On July 31, 1992 (the "Effective Date"), the Debtors consummated the Plan
and emerged from bankruptcy. On the Effective Date, Prime Motor Inns merged with
and into the Company, which had been a wholly-owned subsidiary of Prime Motor
Inns. The Company was the surviving corporation in the merger. In addition,
certain of the Debtors and other subsidiaries of Prime Motor Inns that did not
file petitions under Chapter 11 merged, consolidated or contributed
substantially all of their assets to the Company or subsidiaries of the Company.
On the Effective Date, the Company assumed the obligations of each
combining Debtor under the Plan. The Company has distributed Secured Notes and
Restructured Notes and is in the process of distributing cash, Tax Notes, Common
Stock and Warrants in settlement of pre-petition claims and interests as such
claims and interests are processed and settled.
The American Institute of Certified Public Accountants has issued Statement
of Position 90-7, "Financial Reporting by Entities in Reorganization Under the
Bankruptcy Code" ("SOP 90-7"), which provides guidance for financial reporting
by Chapter 11 debtors during and following their Chapter 11 cases. The
accompanying historical consolidated financial statements of PMI for the period
from September 18, 1990 to the Effective Date have been prepared in accordance
with SOP 90-7 on the following basis:
- Liabilities subject to compromise are segregated.
- Transactions and events directly associated with the reorganization
proceedings are reported separately.
- Interest expense is reported only to the extent it will be paid.
Also pursuant to SOP 90-7, the Company implemented Fresh Start Reporting
(hereinafter defined) upon the emergence of the Debtors from bankruptcy as of
the Effective Date (see Note 2).
NOTE 2 -- FRESH START REPORTING
SOP 90-7 provides for the implementation of Fresh Start Reporting upon the
emergence of debtors from bankruptcy if the reorganization value (the
approximate fair value) of the assets of the emerging entity immediately prior
to emergence is less than the total of all post-petition liabilities and allowed
pre-petition claims, and if the holders of existing voting shares immediately
before the emergence from bankruptcy receive less than 50% of the voting shares
of the emerging entity. A Fresh Start balance sheet reflects assets at their
estimated fair value upon the emergence from bankruptcy and liabilities, other
than deferred taxes, at the
F-30
<PAGE> 85
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
present value of amounts to be paid determined at appropriate current interest
rates. The Company met the criteria for implementation of, and implemented Fresh
Start Reporting as of the Effective Date.
Under Fresh Start Reporting, the consolidated balance sheet as of July 31,
1992 became the opening consolidated balance sheet of the Company. Since Fresh
Start Reporting has been reflected in the accompanying consolidated balance
sheet as of July 31, 1992, this consolidated balance sheet is not comparable in
all material respects to any such financial statements as of any prior date or
for any period prior to July 31, 1992, since the consolidated balance sheet as
of July 31, 1992 is that of a new entity.
The estimated reorganization value (the approximate fair value) of the
assets of the emerging entity was determined by consideration of many factors
and various valuation methods, including discounted cash flows and
price/earnings and other applicable ratios believed by management to be
representative of the Company's business and industry.
Reorganization liabilities, consisting of Tax Notes, Restructured and
Reinstated Notes, Senior Secured Notes and Junior Secured Notes distributed as
of the Effective Date, have been recorded based on face values, which
approximate the present values of amounts to be paid determined at appropriate
current interest rates. Common Stock has been valued at the excess of the fair
value of identifiable assets of the Company over the present value of
liabilities.
Other current liabilities, consisting of those arising from post-petition
operating and other expenses not paid as of the Effective Date and obligations
arising from certain loans to finance construction, will be paid in full under
their original terms and have been presented in the following balance sheet at
their historical carrying values.
The effects of consummating the Plan and implementing Fresh Start Reporting
are set forth on PMI's historical consolidated balance sheet as of July 31, 1992
as follows:
CONSOLIDATED FRESH START BALANCE SHEET
AS OF JULY 31, 1992
(IN THOUSANDS, EXCEPT SHARE DATA)
<TABLE>
<CAPTION>
ADJUSTMENTS TO RECORD PLAN
------------------------------------------------------------------------------
HISTORICAL FRESH START
BALANCE SHEET EXCHANGE FRESH BALANCE SHEET
7/31/92 DISTRIBUTIONS OF STOCK START 7/31/92
------------- ------------- -------- ----------- -------------
<S> <C> <C> <C> <C> <C>
ASSETS
Current assets:
Cash and cash equivalents...................... $ 39,500 $ -- $ -- $ -- $ 39,500
Restricted cash................................ 27,800 (5,000)(a) -- -- 22,800
Accounts receivable, net....................... 9,100 -- -- -- 9,100
Current portion of mortgages and other notes
receivable................................... 64,000 (16,000)(b) -- -- 48,000
Other current assets........................... 4,300 -- -- -- 4,300
------------- ------------- -------- ----------- -------------
144,700 (21,000) -- -- 123,700
Restricted cash.................................. 35,000 (33,800)(a) -- -- 1,200
Property,equipment and leasehold improvements,
net............................................ 179,400 (3,400)(b) -- (15,600)(f) 160,400
Mortgages and other notes receivable, net........ 180,600 (9,300)(b) -- 7,200(f) 178,500
Other assets..................................... 2,500 -- -- 2,300(f) 4,800
------------- ------------- -------- ----------- -------------
TOTAL ASSETS................................. $ 542,200 $ (67,500) $ -- $ (6,100) $ 468,600
========== ========= ======== ======== ==========
</TABLE>
F-31
<PAGE> 86
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
CONSOLIDATED FRESH START BALANCE SHEET
AS OF JULY 31, 1992
(IN THOUSANDS, EXCEPT SHARE DATA)
<TABLE>
<CAPTION>
ADJUSTMENTS TO RECORD PLAN
----------------------------------------------------------------------
FRESH
HISTORICAL START
BALANCE BALANCE
SHEET EXCHANGE FRESH SHEET
7/31/92 DISTRIBUTIONS OF STOCK START 7/31/92
---------- ------------- --------- --------- ---------
<S> <C> <C> <C> <C> <C>
LIABILITIES AND STOCKHOLDERS' EQUITY (DEFICIENCY)
Current liabilities:
Notes payable and current portion of long-term
debt........................................... $ 6,100 $61,800(c) $ -- $ -- $ 67,900
Other current liabilities........................ 24,600 (3,800)(a) -- 10,300(f) 31,100
---------- ------------- --------- --------- ---------
Total current liabilities.................. 30,700 58,000 -- 10,300 99,000
Long-term debt, net of current portion............. 8,900 195,500(c) -- -- 204,400
Deferred income.................................... 36,200 -- -- (36,200)(f) --
Other liabilities.................................. -- 2,600(c) -- 27,000(f) 29,600
---------- ------------- --------- --------- ---------
Total liabilities not subject to
compromise............................... 75,800 256,100 -- 1,100 333,000
Liabilities subject to compromise.................. 706,000 (35,000)(a) -- -- --
(28,700)(b)
(266,400)(c)
(375,900)(d)
---------- ------------- --------- --------- ---------
Total liabilities.......................... 781,800 (449,900) -- 1,100 333,000
---------- ------------- --------- --------- ---------
Stockholders' equity (deficiency):
Common stock (33,000,000 shares issued; $0.05 par
value)(old).................................... 1,700 -- (1,700)(e) -- --
Capital in excess of par value (old)............. 311,300 -- (311,300)(e) -- --
Common stock (33,000,000 shares issued and
outstanding; $0.01 par value)(new)............. -- 300(d) --(e) --(e) 300
Capital in excess of par value (new)............... -- 132,500(d) 309,800(e) (307,000)(e) 135,300
Retained earnings (accumulated deficit)............ (549,400) 6,500(c) -- 299,800(f) --
243,100(d)
Treasury stock..................................... (3,200) -- 3,200(e) -- --
---------- ------------- --------- --------- ---------
Total stockholders' equity (deficiency).... (239,600) 382,400 -- (7,200)
---------- ------------- --------- --------- ---------
TOTAL LIABILITIES AND STOCKHOLDERS' EQUITY
(DEFICIENCY)..................................... $ 542,200 $ (67,500) $ -- $ (6,100) $ 468,600
========= ============ ========= ========= =========
</TABLE>
NOTES TO CONSOLIDATED FRESH START BALANCE SHEET
(a) Reflects cash payments of $38,800,000 to creditors on or after the Effective
Date in accordance with the terms of the Plan.
(b) Represents mortgage notes, other notes receivable and property, which are
offset against creditor claims on the Effective Date in accordance with the
terms of the Plan.
(c) Represents long-term debt in the principal amount of $257,300,000
distributed to creditors on or after the Effective Date in accordance with
the terms of the Plan and the recognition of $6,500,000 of related gain on
discharge of indebtedness. As part of the Plan, the Company distributed
approximately $1,400,000 of Tax Notes, approximately $94,600,000 of
Restructured and Reinstated Notes, approximately $91,300,000 of Senior
Secured Notes and approximately $70,000,000 of Junior Secured Notes.
Additionally, approximately $15,000,000 of construction financing related
to hotel property development outstanding prior to consummation will be
paid based on original terms.
F-32
<PAGE> 87
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
(d) Represents 32,300,000 shares of Common Stock with an estimated fair value of
$132,800,000, which will be distributed to creditors on or after the
Effective Date in accordance with the terms of the Plan and the recognition
of $249,600,000 of related gain on discharge of indebtedness.
(e) Represents 700,000 shares of Common Stock with an estimated fair value of
$2,800,000, which was exchanged for all of the shares of Prime's old common
stock outstanding on the Effective Date.
(f) Represents adjustments to: record at fair value operating property,
equipment and leasehold improvements, certain mortgages and other notes
receivable and certain other assets and related liabilities; eliminate
deferred income; and eliminate accumulated deficit in accordance with the
provisions of SOP 90-7 for Fresh Start Reporting.
The gain on discharge of indebtedness of $249,600,000 has been presented as
an "Extraordinary Item" in the accompanying consolidated statement of operations
for the one month ended July 31, 1992.
NOTE 3 -- SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
A summary of the significant accounting policies used by the Company and
PMI in the preparation of the accompanying consolidated financial statements
follows:
BUSINESS ACTIVITIES:
The Company focuses on three types of business activities: operation of
owned and leased hotel properties; management services provided to hotel
properties owned by third parties; and management of its portfolio of
mortgages, notes and other financial assets. The Company retains all the
revenues and pays all the expenses with respect to the owned and leased
hotel properties. The Company derives management fees from the hotel
properties it manages based on a fixed percentage of gross revenues, fees
for services rendered and performance-related incentive payments. The
Company's portfolio of mortgages, notes and other assets primarily are
associated with hotel properties currently managed or formerly owned by the
Company and PMI.
The majority of the Company's hotel properties are moderately priced hotels
comprised of 100 to 150 rooms primarily located in the Northeast and
Florida, which are designed to attract business and leisure travelers
desiring quality accommodations at affordable prices. The Company operates
or manages many of the restaurants and cocktail lounges at its full service
hotels. Its limited service hotels, such as Wellesley Inns and AmeriSuites
hotels, generally do not have restaurants or cocktail lounges.
Most of the hotel properties are operated or managed by the Company in
accordance with franchise agreements with national hotel chains, including
Howard Johnson, Ramada, Marriott, Holiday Inn, Sheraton, Days Inn and
Radisson. Additionally, the Company operates or manages the Wellesley hotel
properties under its trademark "Wellesley Inns." The Company owns the
trademark "AmeriSuites", and all of these hotel properties are managed for
the Company by a related party.
PRINCIPLES OF CONSOLIDATION:
The consolidated financial statements include the accounts of the Company
and PMI and all of their majority-owned subsidiaries. All material
intercompany accounts and transactions have been eliminated in
consolidation.
CASH EQUIVALENTS:
Cash equivalents are highly liquid unrestricted investments with a maturity
of three months or less when acquired.
F-33
<PAGE> 88
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
RESTRICTED CASH:
Restricted cash consists primarily of highly liquid investments that serve
as collateral for debt obligations included in liabilities subject to
compromise and is classified as either short-term or long-term depending on
the date the obligation is due.
MORTGAGES AND OTHER NOTES RECEIVABLE:
Mortgages and other notes receivable are reflected at the lower of face or
market value at July 31, 1992. Generally, the carrying amount of the
portfolio of mortgages and other notes receivable is reduced through
write-offs and by maintaining an aggregate loan valuation reserve at a
level that, in the opinion of management, is adequate to absorb potential
losses in the portfolio. To determine the appropriate level for the loan
valuation reserve, management evaluates various factors including: general
and regional economic conditions; the credit worthiness of the borrower;
the nature and level of any delinquencies in the payment of principal or
interest; and the adequacy of the collateral. Interest on delinquent loans
(including impaired loans that have required writedowns or specific
reserves) is only recognized when cash is received. The amount of interest
income recognized on mortgages and other notes receivable is generally
based on the loan's effective interest rate and adjusted carrying value of
the note.
PROPERTY, EQUIPMENT AND LEASEHOLD IMPROVEMENTS:
Property, equipment and leasehold improvements that the Company intends to
continue to operate are stated at cost less accumulated depreciation and
amortization at June 30, 1992 and at fair market value a of July 31, 1992.
Provision is made for depreciation and amortization using the straight-line
method over the estimated useful lives of the assets.
The Company intends to sell or otherwise dispose of those remaining
operating and non-operating properties that have generated losses or
insufficient returns on investment. Properties identified for disposal are
stated at their estimated net realizable value through valuation reserves
or writedowns.
INCOME RECOGNITION ON PROPERTY SALES AND DEFERRED INCOME:
Income is generally recognized when properties used in the hotel business
are sold. However, income is deferred and recognized under installment or
other appropriate methods when collectibility of the sales price is not
reasonably assured or other criteria for immediate profit recognition under
generally accepted accounting principles are not satisfied. Gains from
sales of properties under sale and leaseback transactions that are
generally deferred pursuant to applicable accounting rules are amortized
over the lives of the related leases. Gains from sales of properties and
certain other assets acquired through business combinations accounted for
as purchases are generally offset against the carrying value of the
remaining purchased assets if the sale takes place within the allocation
period (generally a period of one year or less) following the purchase.
CONSTRUCTION INCOME RECOGNITION AND DEFERRED INCOME:
Revenues under long-term construction contracts are generally recognized
under the percentage-of-completion method and include a portion of the
earnings expected to be realized on the contract in the ratio of costs
incurred to estimated total costs. Under certain circumstances, the
recognition of income is deferred until continuing involvement, in the form
of operating guarantees made to the owners of the hotel property subject to
the contract, has expired.
F-34
<PAGE> 89
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
INCOME TAXES:
The Company and its subsidiaries file a consolidated Federal income tax
return. PMI adopted Financial Accounting Standards Board Statement of
Financial Accounting Standards No. 109 ("FAS 109"), "Accounting for Income
Taxes," by applying FAS 109 to its consolidated financial statements
commencing July 1, 1991. Adoption of FAS 109 did not have a material effect
on the consolidated financial statements. Deferred taxes have not been
provided as of June 30, 1992 and July 31, 1992 due to the availability of
significant net operating loss carryforwards and the uncertainty
surrounding the ultimate realization of the future benefits, if any, to be
derived from the temporary differences between the financial reporting
basis and the tax basis of assets and liabilities.
INCOME (LOSS) PER COMMON SHARE:
Primary net income (loss) per common share is computed based on the
weighted-average number of common shares and common share equivalents
(stock options) outstanding during each year. The weighted-average number
of common shares and common share equivalents used in computing primary net
income (loss) per share was 33,028,000 for the year ended June 30, 1992 and
the month ended July 31, 1992. Fully diluted net income (loss) per common
share includes, when dilutive, the effects of the elimination of interest
expense and the issuance of additional common shares from the assumed
conversion of the 6-5/8% convertible subordinated debentures due 2011 and
the 7% convertible subordinated debentures due 2013 (collectively, the
"Debentures"). The Debentures are included in the consolidated balance
sheet as of June 30, 1992 as liabilities subject to compromise. The effects
of assuming the conversion of the Debentures were not dilutive for the year
ended June 30, 1992 and the one month ended July 31, 1992.
RECLASSIFICATIONS:
Certain reclassifications have been made to the consolidated financial
statements to conform them to the July 31, 1992 classifications.
NOTE 4 -- ACQUISITIONS AND DISPOSITIONS
In December 1989, PMI consummated its agreement with New World Development
Co. Ltd. ("New World") to participate with and assist New World in its
acquisition of the hotel business of Ramada, Inc. ("Ramada"). Under the
agreement, PMI loaned approximately $58,000,000 to New World (see Note 7) and
acquired certain real estate, notes receivable, the Rodeway International
Franchise System ("Rodeway") and certain other assets, and assumed certain
liabilities, for aggregate cash consideration of approximately $54,000,000 plus
closing adjustments. Such assets were sold in fiscal 1991. PMI entered into a
license agreement to operate the domestic Ramada franchise system and agreed to
indemnify New World for certain potential tax liabilities associated with the
license. The potential tax liabilities to New World, and all other claims by New
World and PMI against each other, were settled on August 4, 1992 (see Note 7).
NOTE 5 -- CASH AND CASH EQUIVALENTS
Cash and cash equivalents are comprised of the following (in thousands):
<TABLE>
<CAPTION>
JUNE 30, JULY 31,
1992 1992
-------- --------
<S> <C> <C>
Cash............................................................. $ 1,744 $ 10,479
Commercial paper and other cash equivalents...................... 58,398 29,014
-------- --------
Totals................................................. $ 60,142 $ 39,493
======= =======
</TABLE>
F-35
<PAGE> 90
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
NOTE 6 -- RESTRICTED CASH -- LONG TERM
Restricted cash consists primarily of commercial paper of $43,947,000 at
June 30, 1992. Restricted cash consists of cash in bank of $360,000 and
commercial paper of $872,000 at July 31, 1992.
NOTE 7 -- MORTGAGES AND OTHER NOTES RECEIVABLE
Mortgages and other notes receivable are comprised of the following and are
stated at face value, net of writedowns and valuation reserves as of June 30,
1992. As of July 31, 1992, these assets have been valued at their fair market
value (in thousands):
<TABLE>
<CAPTION>
JUNE 30, JULY 31,
1992 1992
-------- --------
<S> <C> <C>
Frenchman's Reef resort hotel(a)............................... $ 78,996 $ 50,000
Rose and Cohen entities(b)..................................... 100,890 25,000
FCD and Servico(c)............................................. 29,899 19,756
New World(d)................................................... 58,000 42,000
Properties managed by the Company(e)........................... 198,441 70,089
Other(f)....................................................... 52,308 19,704
-------- --------
Totals............................................... 518,534 226,549
Less writedowns and valuation reserves......................... 260,585 --
-------- --------
Totals............................................... 257,949 226,549
Less current portion........................................... 63,506 48,006
-------- --------
LONG-TERM PORTION.............................................. $194,443 $178,543
======== ========
</TABLE>
- ---------------
(a) The mortgage notes are secured by the Frenchman's Reef resort hotel, which
is managed by the Company, and consist of first and second mortgages with
face values of $53,383,000 and $25,613,000, respectively, with final
scheduled principal payments of $51,976,000 and $25,613,000 due on July 31,
1995. The notes bear interest at a stated rate of 13%. Interest and
principal payments on the first mortgage are payable in monthly
installments. Interest and scheduled principal payments on the second
mortgage note are payable only to the extent of available cash flow, as
defined, with any unpaid interest due at maturity. Based on a valuation of
the property, PMI wrote down the second mortgage to $11,400,000 as of June
30, 1990 and discontinued the accrual of interest. As a result of the
continuing decline in economic conditions and operating cash flows, the
balance of the second mortgage was written off in fiscal 1992. In connection
with the adoption of Fresh Start Reporting at July 31, 1992, the Company has
valued these notes at $50,000,000.
During the one month ended July 31, 1992, the Company recognized $345,000
of interest income on these notes (an effective rate of approximately
8.3%), based on the current levels of cash flows generated from the
property available to service the notes. The Company is in the process of
renegotiating the terms of these notes based on the current level of cash
flow generated by the property.
(b) From 1988 through 1990, PMI loaned entities controlled by Allan Rose and
Arthur Cohen (the "Rose and Cohen entities"), who at such time were
significant Howard Johnson franchisees, an aggregate of $100,890,000 fully
secured initially by property and/or personal guarantees. PMI was committed
to make additional loans, also on a fully secured basis, to the Rose and
Cohen entities of up to an aggregate of $130,000,000 if values of, and/or
revenues generated by, certain hotel properties controlled by the Rose and
Cohen entities attained specified levels. PMI was to receive a minimum
annual return of 10% on all loans made to the Rose and Cohen entities and a
maximum return of 20%. All loans and unpaid interest are payable on December
31, 1997.
F-36
<PAGE> 91
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
Due to the decline in value of the hotel properties pledged as collateral
for the loan and the continuing decline in the hotel real estate market,
PMI discontinued funding additional loans in fiscal 1990. Further, based on
PMI's estimate of the value of the collateral and the personal guarantees
of Rose and Cohen and discussions related to the possible early payment of
the loan, PMI wrote down the loan to $50,000,000 as of June 30, 1990 and
discontinued the accrual of interest.
In 1992, certain of the Rose and Cohen entities owning a portion of the
collateral that secures the loans filed for Chapter 11 protection in the
United States Bankruptcy Court, Southern District of New York. Also during
1992, the Company commenced an adversary proceeding against Rose and Cohen.
The complaint seeks to recover jointly and severally on the personal
guarantees of $50,000,000 given by Rose and Cohen as part of the loan
agreement. As a result of further evaluation of the collateral and the
personal guarantees, PMI wrote down the loan to $30,000,000 as of June 30,
1992 and $25,000,000 as of July 31, 1992.
(c) In April 1989, PMI loaned FCD Hospitality, Inc. ("FCD"), an unaffiliated
company, approximately $74,000,000 in cash for the purpose of financing
FCD's acquisition of the outstanding common stock of Servico, Inc.
("Servico"), an operator of hotels. The loan was secured by the common stock
of Servico, FCD and certain FCD affiliates, and was originally due prior to
June 30, 1990. Interest was due at the prime rate plus 1%. PMI also entered
into an agreement with FCD pursuant to which PMI would provide management
consulting services for approximately $63,000,000 through June 1990.
Additionally, in April 1989, PMI purchased approximately $80,000,000 of
Servico's outstanding 12 1/4% subordinated notes due April 15, 1997 for
approximately $64,000,000 (80% of par value).
Subsequent to April 1989, PMI entered into certain other transactions
including working capital loans and the sale of certain hotels to Servico.
Servico also pledged a substantial portion of its hotel properties and
mortgage notes receivable on hotel properties as collateral and/or in
satisfaction of its commitments on the loan to FCD and the consulting
agreement.
On September 18, 1990, Servico and certain of its subsidiaries filed for
Chapter 11 protection. After an extensive valuation and recovery analysis
performed by PMI and Servico, PMI agreed to settle all claims and disputes
with Servico and FCD in June 1991. Under the terms of the agreement, which
was approved by the Bankruptcy Court, the FCD loan, the subordinated notes,
loans related to sales of properties and working capital and all accrued
interest relating to these notes and loans with a face value of
$166,210,000 were forgiven. As part of the settlement, PMI retained
ownership of certain mortgage notes receivable with a face value of
approximately $30,000,000 that are secured by three hotel properties. The
entity that owns one of the properties filed a voluntary petition under
Chapter 11 of the United States Bankruptcy Code in December 1990.
Subsequent to July 31, 1992, the Company has restructured the note
receivable to receive payments based on the property's available cash flow.
Based on the valuation of the mortgage notes on the three properties, PMI
wrote down the FCD Loan and Servico notes to $16,757,000 as of June 30,
1990 and discontinued the accrual of interest. In connection with the
adoption of Fresh Start Reporting, the Company has valued the notes at
$19,756,000 at July 31, 1992.
(d) In connection with the Ramada acquisition in December 1989, PMI agreed to
loan New World $58,000,000 (see Note 4). Interest was payable quarterly at a
rate of 11%. Principal was to be paid in installments beginning in 1995 with
a final scheduled payment of $55,499,000 due on March 31, 2005. On August 4,
1992, after extensive negotiation and approval of a settlement by the
Bankruptcy Court, the Company collected net proceeds of $42,000,000 plus
accrued interest in full satisfaction of the $58,000,000 loan balance offset
by liabilities subject to compromise related to the Ramada acquisition with
a net carrying value of $16,000,000. The net proceeds were used to prepay a
portion of the Senior Secured Notes issued on the Effective Date.
F-37
<PAGE> 92
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
(e) At July 31, 1992, the Company held mortgages and other notes receivable
secured by 33 hotel properties operated by the Company under management or
lease agreements. These notes currently bear interest at rates ranging from
8.5% to 14% and mature through 2014.
The mortgages were primarily derived from the sales of hotel properties.
Many of these properties had been unable to pay in full the annual debt
service required under the terms of the original mortgages. The Company has
restructured $33,530,000 of these mortgages to receive the majority of
available cash and to receive a participation in the future excess cash
flow of such hotel properties. The Company is also in process of
restructuring another $9,500,000 of these mortgages.
(f) Other notes receivable bear interest at effective rates ranging from 8% to
12%, mature through 2001 and are secured primarily by hotel properties.
NOTE 8 -- PROPERTY, EQUIPMENT AND LEASEHOLD IMPROVEMENTS
Property, equipment and leasehold improvements consist of the following and
are stated at cost (other than properties held for sale) at June 30, 1992 and at
fair market value as of July 31, 1992 (in thousands):
<TABLE>
<CAPTION>
JUNE 30, JULY 31 YEARS OF USEFUL
1992 1992 LIFE
-------- -------- ----------------
<S> <C> <C> <C>
Land and land leased to others........................ $ 25,963 $ 24,855
Hotels................................................ 116,192 95,942 20 to 45
Furniture, fixtures and autos......................... 25,346 16,192 2 to 10
Leasehold improvements................................ 13,425 15,428 3 to 45
Property and equipment under capital leases........... 93 -- 2 to 33
-------- --------
181,019 152,417
-------- --------
Properties held for sale, at net realizable value:
Development properties.............................. 15,544 8,000
Non-core properties................................. 7,019 --
Properties acquired for resale...................... 248 --
-------- --------
22,811 8,000
-------- --------
Less accumulated depreciation and amortization........ (24,358) --
-------- --------
TOTALS...................................... $179,472 $160,417
======== ========
</TABLE>
At July 31, 1992, the Company was the lessor of land and certain restaurant
facilities in Company-owned hotels with an approximate aggregate book value of
$12,338,000 pursuant to noncancelable operating leases expiring on various dates
through 2013. Minimum future rentals under such leases are $8,095,000, of which
$3,449,000 is to be received during the five year period ending June 30, 1997.
Depreciation and amortization expense on property, equipment and leasehold
improvements was $6,867,000 and $569,000 for the year ended June 30, 1992 and
for the one month ended July 31, 1992, respectively.
Capitalized interest was $139,000 and $0 for the year ended June 30, 1992
and for the one month ended July 31, 1992, respectively.
F-38
<PAGE> 93
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
NOTE 9 -- OTHER CURRENT LIABILITIES
Other current liabilities consist of obligations for the following (in
thousands):
<TABLE>
<CAPTION>
JUNE 30, JULY 31,
1992 1992
-------- --------
<S> <C> <C>
Accounts payable................................................. $ 1,803 $ 1,801
Bankruptcy claims reserve........................................ -- 6,591
Rent............................................................. 1,355 945
Interest......................................................... 3,824 196
Accrued payroll and related benefits............................. 3,484 3,385
Managed property reserve......................................... 2,042 3,333
Insurance reserve................................................ 1,732 756
Professional fees................................................ 4,798 6,522
Other............................................................ 6,906 7,607
-------- --------
Totals................................................. $ 25,944 $ 31,136
======= =======
</TABLE>
NOTE 10 -- NOTES PAYABLE
Notes payable consist of the following (in thousands):
<TABLE>
<CAPTION>
JUNE JULY
30, 31,
1992 1992
------- -------
<S> <C> <C>
Notes payable to related party(a).................................. $ 5,706 $ 5,706
Other notes payable(b)............................................. 265 265
------- -------
Totals................................................... $ 5,971 $ 5,971
====== ======
</TABLE>
- ---------------
(a) Notes payable to related party are payable to ShoLodge, Inc. ("ShoLodge"), a
company controlled by a director. The notes are secured by three hotel
properties with a book value of $17,354,000 that were constructed in 1992
and 1991. Interest is payable monthly at variable rates ranging from the
prime interest rate (6% at July 31, 1992) plus 1% to the prime rate plus
2%. One promissory note for $3,000,000 is due in May 1993 and the remainder
is due on demand (see Note 21).
(b) Other notes payable are secured by a hotel property. Interest is payable at
the prime rate plus 2%. The notes are due in May 1993.
NOTE 11 -- LIABILITIES SUBJECT TO COMPROMISE
As a result of the Chapter 11 filing (see Note 1), enforcement of certain
unsecured claims against the Debtors in existence prior to the petition date
were stayed while the Debtors continued business operations as
debtors-in-possession. These claims are reflected in the accompanying
consolidated balance sheets as of June 30, 1992, as liabilities subject to
compromise. Additional unsecured claims classified as liabilities subject to
compromise arose subsequent to the Petition Date resulting from rejection of
executory contracts, including lease, management and franchise agreements, and
from the determination by the Bankruptcy Court (or agreements by the parties in
interest) to allow claims for contingencies and other disputed amounts.
Enforcement of claims secured against the Debtors' assets ("secured claims")
were also stayed although the holders of such claims have the right to move the
Court for relief from the stay. Secured claims are secured primarily by liens on
the Debtors' property, equipment and leasehold improvements and certain
mortgages and other notes receivable.
F-39
<PAGE> 94
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
Creditors have asserted pre- and post-petition claims against the Debtors
alleging liabilities of approximately $9 billion plus unliquidated amounts. The
Company projects that the claims asserted against the Debtors will be resolved
and reduced to an amount that approximates PMI's estimate of $706,250,000
recognized as liabilities subject to compromise as of June 30, 1992. PMI has
filed motions objecting to those claims that are: (a) duplicative; (b)
superseded by amended claims; (c) erroneously asserted against multiple Debtors;
(d) not obligations of any of the Debtors; or (e) filed after the Bar Date (as
hereinafter defined). Additionally, PMI otherwise has disputed a substantial
number of the claims asserted against the Debtors and has filed objections to
such claims. The Bankruptcy Court established May 15, 1991 (the "Bar Date") as
the deadline for filing proofs of claim, except certain specified claims,
against the Debtors.
A significant number of the bankruptcy claims have been resolved. As of
March 1, 1993, unresolved bankruptcy claims of approximately $1 billion have
been asserted against PMI.
Approximately $767 million of these unresolved claims were filed by
entities controlled by Allan Rose and Arthur Cohen (see Note 7).
The Company has disputed a substantial number of these unresolved
bankruptcy claims and has filed objections to such claims. In addition, a number
of these claims have been resolved with the claimant and are awaiting approval
by the Bankruptcy Court.
The Company believes that substantially all of these claims will be
dismissed, disallowed or deemed paid pursuant to the Plan and estimates that
unresolved bankruptcy claims will be allowed in the amount of approximately $27
million. These claims will be settled as follows: claims of $18 million will be
satisfied through the issuance of Secured Notes, Restructured Notes and Tax
Notes; claims of $8 million will be satisfied through the distribution of the
Company's Common Stock; and claims of $1 million will be satisfied through cash
payments.
In accordance with SOP 90-7, the July 31, 1992 consolidated financial
statements have given full effect to the issuance of these Secured Notes,
Restructured Notes and Tax Notes and the distribution of the Company's Common
Stock. Liabilities have been provided for the anticipated cash payments.
PMI's liabilities subject to compromise, stated at management's estimate of
the total amount of allowed claims and not at the amounts for which claims will
be settled, consist of the following (in thousands):
<TABLE>
<CAPTION>
JUNE 30,
1992
--------
<S> <C>
Estimated claims:
Trade accounts payable.................................................. $ 28,858
Lease rejection damages................................................. 97,856
Guarantees of third party debt.......................................... 30,529
Other liabilities....................................................... 79,943
--------
Total estimated claims............................................... 237,186
Long-term debt (Note 12).................................................. 469,064
--------
TOTAL........................................................... $706,250
========
</TABLE>
The amounts listed above may be subject to future adjustments depending on
further developments with respect to disputes or unresolved claims. Information
as to the terms of the settlement of liabilities subject to compromise under the
Plan as of or subsequent to the Effective Date through the distribution of cash,
new indebtedness, new equity securities and/or offset against certain assets
reflected in the accompanying consolidated balance sheets is set forth in Note
2.
F-40
<PAGE> 95
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
PMI discontinued accruing interest on certain debt obligations as of the
date such obligations were determined to be subject to compromise. Contractual
interest not accrued and not reflected as an expense in the consolidated
statements of operations, as a result of the Debtors' Chapter 11 filing,
amounted to approximately $28,000,000 for the year ended June 30, 1992 and
$2,300,000 for the one month ended July 31, 1992. Total contractual interest is
disclosed in the accompanying consolidated statements of operations.
NOTE 12 -- LONG-TERM DEBT
As a result of the Chapter 11 filing (see Notes 1 and 11), all long-term
obligations of the Debtors in existence prior to the Petition Date were stayed
and have been classified as liabilities subject to compromise at June 30, 1992.
Long-term debt consists of the following (in thousands):
<TABLE>
<CAPTION>
JUNE 30, JULY 31,
1992 1992
--------- --------
<S> <C> <C>
Senior secured notes(a)........................................ $ -- $ 91,300
Junior secured notes(a)........................................ -- 69,999
Tax settlement notes(b)........................................ -- 1,422
Mortgage notes and bonds payable(c)............................ -- 94,639
Construction financing(d)...................................... 9,002 8,995
--------- --------
Total debt........................................... 9,002 266,355
Pre-petition liabilities:
7% convertible subordinated debentures due 2013(e)........... 115,000 --
6 5/8% convertible subordinated debentures due 2011(e)....... 115,000 --
Notes payable to banks under bank credit agreement(f):
Tranche A and B........................................... 31,848 --
Tranche C................................................. 60,000 --
Mortgage notes and bonds due through 2008(g)................. 143,676 --
Other(h)..................................................... 3,540 --
--------- --------
Total debt........................................... 478,066 266,355
Less: Liabilities subject to compromise...................... 469,064 --
Current portion........................................... 81 61,917
--------- --------
Long-term debt....................................... $ 6,921 $204,438
======== ========
</TABLE>
- ---------------
(a) Pursuant to the Plan, the Company issued two classes of Secured Notes which
are identified as "Senior Secured Notes" and "Junior Secured Notes". Senior
Secured Notes were issued in two series of notes which are identified as the
"8.20% Fixed Rate Senior Secured Notes" and the "Adjustable Rate Senior
Secured Notes" (collectively, the "Senior Secured Notes"). Each series is
identical except that the interest rate on the Adjustable Rate Senior
Secured Notes will be periodically adjusted to one-half of one percent over
the daily "prime rate" reported by Chemical Bank, with a maximum interest
rate of 10.0% per annum. The aggregate principal amount of Senior Secured
Notes issued under the Plan was $91,300,000, comprised of $30,100,000 of
8.20% Fixed Rate Secured Notes and $61,200,000 of Adjustable Rate Senior
Notes. On August 11, 1992, the Company prepaid $17,900,000 of the 8.20%
Fixed Rate Senior Secured Notes and $36,400,000 of the Adjustable Rate
Senior Secured Notes from the proceeds of collections of portions of the
collateral for the Senior Secured Notes. The prepaid amounts of $54,300,000
have been classified as current at July 31, 1992.
The other class of Secured Notes issued to satisfy claims was comprised of
Junior Secured Notes that bear interest at a rate of 9.20% per annum and
will mature on July 31, 2000. The aggregate principal amount of Junior
Secured Notes issued under the Plan was $70,000,000.
F-41
<PAGE> 96
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
The collateral for the Secured Notes consists primarily of mortgages and
other notes receivable and real property (the "Secured Note Collateral")
with a book value of $143,191,000 as of July 31, 1992.
Interest on the Secured Notes is payable semi-annually commencing January
31, 1993. The Secured Notes require that 85% of the cash proceeds from the
Secured Note Collateral be applied first to interest, second to prepayment
of the Senior Secured Notes and third to prepayment of the Junior Secured
Notes. Any remaining principal balance of the Senior Secured Notes is due
July 31, 1997. Aggregate principal payments on the Junior Secured Notes are
required in order that one-third of the principal balance outstanding on
December 31, 1996 is paid by July 31, 1998; two-thirds of that balance is
paid by July 31, 1999; and all of that balance is paid by July 31, 2000. To
the extent the cash proceeds from the Secured Note Collateral are
insufficient to pay interest or required principal payments on the Secured
Notes, the Company will be obligated to pay any deficiency out of its
general corporate funds.
The Secured Notes contain covenants which, among other things, require the
Company to maintain a net worth of at least $100,000,000, limit
expenditures related to the development of hotel properties through
December 31, 1996 and preclude cash distributions to stockholders,
including dividends and redemptions, until the Secured Notes have been paid
in full.
During March 1993, the Company repurchased $9,500,000 of the Junior Secured
Notes for a purchase price of $7,400,000. The repurchase resulted in an
extraordinary gain of $2,100,000, which will be reflected in the Company's
first quarter 1993 consolidated financial statements. These notes have been
classified as long-term debt at July 31, 1992 in accordance with their
terms, as repurchase was not contemplated at the balance sheet date.
(b) Claims of taxing authorities were paid in Tax Notes or cash. Each Tax Note
is in a face amount equal to the allowed claim and provides for annual
payments of principal and interest until maturity on July 31, 1998. Such
payments will be made in equal principal installments, plus simple interest
from July 31, 1992 at the rate of 8.20% per annum, with payments to commence
on July 31, 1993 and with additional payments to be made on each July 31
thereafter.
(c) The Company has $20,734,000 of restructured notes issued to holders of
oversecured and undersecured bankruptcy claims. Each restructured note
matures on July 31, 2002 and is secured by a lien on the collateral which
secured the underlying claim prior to bankruptcy. The notes are secured by
mortgage notes receivable and hotel properties with a book value of
$16,981,000 at July 31, 1992.
The oversecured restructured notes bear interest at a rate of 9.20% per
annum payable semi-annually in cash. Prior to maturity, principal amounts
outstanding will be paid semi-annually based on a thirty-year amortization
schedule. The Company has approximately $7,173,000 of these notes
outstanding at July 31, 1992.
During January 1993, the Company repurchased $1,700,000 of the oversecured
restructured notes for a purchase price of $1,300,000. The repurchase
resulted in an extraordinary gain of $400,000, which will be reflected in
the Company's first quarter 1993 consolidated financial statements. These
notes have been classified as current at July 31, 1992.
The undersecured restructured notes bear interest at a rate of 8% per annum
with interest payable semi-annually in cash. Semi-annual principal payments
begin on July 31, 1996 based on a thirty-year amortization schedule. The
Company has approximately $13,561,000 of these notes outstanding at July
31, 1992.
The Company has other mortgage notes and bonds payable of approximately
$73,905,000 which are due through April 1, 2008 and bear interest at rates
ranging from 4.68% to 10.5% at July 31, 1992. The notes are secured by
mortgage notes receivable and hotel properties with a book value of
$83,577,000 at July 31, 1992.
(d) Construction financing obligations primarily consist of two loans payable to
banks with an aggregate balance of $5,193,000 and a loan payable to ShoLodge
of $3,570,000 at July 31, 1992. The loans payable
F-42
<PAGE> 97
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
to banks are secured by mortgages on two hotel properties with a book value
of $13,963,000 at July 31, 1992. Principal is payable in monthly
installments with the balances due by June 1994. Interest is payable monthly
at the prime rate plus 2%. The loan payable to ShoLodge is secured by a
hotel with a book value of $7,670,000 at July 31, 1992. Principal is payable
in September 1993. Interest is payable monthly at the prime rate plus 2%
(see Note 21).
(e) At June 30, 1992, PMI's 6 5/8% convertible subordinated debentures due 2011
and 7% convertible subordinated debentures due 2013 were convertible at any
time prior to maturity into common stock at $40.568 per share and $43.95 per
share, respectively, and 5,451,342 shares of common stock were reserved for
issuance upon such conversion. Sinking fund payments of $5,750,000 annually
were required commencing April 1, 1997 for the 6 5/8% Debentures and June 1,
1999 for the 7% Debentures. All Debentures were subordinated to all existing
and future senior indebtedness of PMI.
(f) In April 1989, PMI borrowed approximately $140,000,000 from Morgan Bank
pursuant to a demand note (the "Morgan Loan") with interest at the prime
rate. The note was secured by the notes receivable from FCD and Servico and
certain other assets.
In September 1989, PMI entered into a $263,000,000 secured bank credit
agreement (the "Credit Agreement"), expiring March 1991, in which
borrowings (the "Bank Group Loan") were fully utilized by December 1989.
Borrowings bear interest at the prime rate plus 1/2%. The borrowings were
principally incurred to extinguish the Morgan Loan issued in connection
with the Servico transaction ("Tranche A") and to finance PMI's portion of
the Ramada acquisition ("Tranche B"). The Bank Group Loan was secured by
the notes receivable from FCD and Servico, the net assets and common stock
of subsidiaries acquired in the Ramada acquisition, the New World note,
certain other mortgage notes receivable and certain other assets.
In March 1990, PMI prepaid $1,000,000 of the Bank Group Loan with the
proceeds of previously pledged mortgage notes receivable.
In May 1990, PMI prepaid $40,000,000 of the Bank Group Loan from proceeds
from the collection of a receivable related to the sale of a hotel property
in fiscal 1989. In June 1990, PMI prepaid $1,000,000 of the Bank Group Loan
with the proceeds of certain previously pledged mortgage notes receivable.
In July 1990, PMI prepaid approximately $171,200,000 of the Bank Group Loan
from the proceeds of the sale of the Howard Johnson, Ramada and Rodeway
franchise businesses. In July 1990, the Credit Agreement was amended to
convert $60,000,000 of $65,000,000 of unsecured demand loans then
outstanding, which had been borrowed in fiscal 1990 to fund construction,
into secured term loans ("Tranche C"). In addition, certain unsecured
letter of credit reimbursement obligations were converted into Tranche C
secured obligations. PMI also pledged additional collateral and certain
then-existing defaults under the Bank Credit Agreement were waived.
In July 1990, PMI paid the remaining $5,000,000 of unsecured demand notes
then outstanding.
(g) Other mortgage notes and bonds payable consist of debt secured by properties
operated by PMI or notes receivable held by PMI. Principal is due in
installments through 2009. Interest rates are generally variable ranging
from 5% to 15% at June 30, 1992.
(h) Other debt as of June 30, 1992 consists of an unsecured note bearing
interest at the rate of 17%.
F-43
<PAGE> 98
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
At July 31, 1992, maturities of long-term debt for the next five years
ending July 31 are as follows (in thousands):
<TABLE>
<S> <C>
1993...................................................................... $ 61,917
1994...................................................................... 13,849
1995...................................................................... 3,429
1996...................................................................... 8,010
1997...................................................................... 72,285
Thereafter................................................................ 106,865
--------
TOTAL........................................................... $266,355
========
</TABLE>
NOTE 13 -- LEASE COMMITMENTS
The Company leases various hotels under lease agreements with initial terms
expiring at various dates from 1998 through 2019. The Company has options to
renew certain of the leases for periods ranging from 1 to 94 years. Rental
payments are based on minimum rentals plus a percentage of the hotel's revenues
in excess of stipulated amounts. As a result of the Chapter 11 filing, all lease
contracts were reviewed during 1991 and a determination was made as to whether
to accept or reject these contracts. The commitments shown below reflect those
lease contracts which the Company has assumed.
The following is a schedule by year of future minimum lease payments
required under the remaining operating leases for core properties that have
terms in excess of one year as of July 31, 1992 (in thousands):
<TABLE>
<S> <C>
1993....................................................................... $ 4,079
1994....................................................................... 4,047
1995....................................................................... 4,003
1996....................................................................... 3,970
1997....................................................................... 3,938
Thereafter................................................................. 48,125
-------
TOTAL............................................................ $68,162
=======
</TABLE>
Rental expense for all operating leases, including those with terms of less
than one year, is comprised as follows (in thousands):
<TABLE>
<CAPTION>
ONE MONTH
YEAR ENDED ENDED
JUNE 30, JULY 31,
1992 1992
---------- ---------
<S> <C> <C>
Rentals.................................................. $6,866 $ 520
Contingent rentals....................................... 814 53
---------- ---------
Gross rental expense..................................... 7,680 573
Rental income from subleases............................. (61) (6)
---------- ---------
NET RENTAL EXPENSE............................. $7,619 $ 567
=========== ==========
</TABLE>
NOTE 14 -- CONTINGENCIES
PMI and certain of its present and former officers and directors were named
as defendants in purported class action lawsuits on behalf of purchasers of
PMI's common stock and debentures. The lawsuits allege that PMI made materially
false and misleading statements and omissions regarding its financial condition
in
F-44
<PAGE> 99
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
violation of Federal securities laws and other claims. A settlement was
consummated in February 1993 which was funded through insurance proceeds.
The Company has responded to informal requests for information by the Staff
of the United States Securities and Exchange Commission's Division of
Enforcement relating to a number of significant transactions of PMI for the
years 1985 through 1991. However, no formal allegations have been made by the
Staff.
In addition to the foregoing legal proceedings, the Company is involved in
various other proceedings incidental to the normal course of its business.
The Company believes that the resolutions of these contingencies will not
have a material adverse effect on the Company's consolidated financial position
or results of operations.
NOTE 15 -- REORGANIZATION EXPENSES
The net expenses incurred as a result of the Debtors' Chapter 11 filing on
September 18, 1990 and subsequent reorganization efforts have been segregated
from normal operating expenses and presented as reorganization expenses in the
accompanying consolidated statements of income for the year ended June 30, 1992
and for the one month ended July 31, 1992.
Reorganization expenses are comprised of the following (in thousands):
<TABLE>
<CAPTION>
YEAR ONE MONTH
ENDED ENDED
JUNE 30, JULY 31,
1992 1992
---------- ---------
<S> <C> <C>
Professional fees and other expenses...................... $ 19,297 $ 902
Lease rejection damages................................... 981 --
Guarantees of third party debt............................ 3,250 --
Other claims arising from bankruptcy...................... 1,786 --
Loss on disposal of assets................................ 2,307 --
Interest earned on accumulated cash resulting from Chapter
11 proceedings.......................................... (4,427) (298)
Insurance recovery proceeds............................... -- (2,400)
---------- ---------
TOTALS.......................................... $ 23,194 $(1,796)
========== ==========
</TABLE>
NOTE 16 -- VALUATION WRITEDOWNS AND RESERVES
Valuation writedowns and reserves have been recorded in order to adjust the
carrying value of assets and liabilities resulting from the restructuring of
PMI's business and general economic conditions and primarily consist of the
following (in thousands):
<TABLE>
<CAPTION>
YEAR ONE MONTH
ENDED ENDED
JUNE 30, JULY 31,
1992 1992
---------- ---------
<S> <C> <C>
Accounts receivable........................................... $ 2,722 $ --
Mortgages and notes receivable................................ 49,479 13,000
Property, equipment and leasehold improvements................ 9,000 --
Other items................................................... 922 --
---------- ---------
TOTALS.............................................. $ 62,123 $13,000
======== ========
</TABLE>
F-45
<PAGE> 100
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
The valuation writedowns and reserves for the year ended June 30, 1992
shown above were all recognized in the fourth quarter.
In addition to the above, valuation writedowns and reserves of $20,578,000
and $-0- were charged against deferred income for the year ended June 30, 1992
and for the one month ended July 31, 1992, respectively.
NOTE 17 -- INCOME TAXES
Income taxes have been provided as follows (in thousands):
<TABLE>
<CAPTION>
YEAR ONE MONTH
ENDED ENDED
JUNE 30, JULY 31,
1992 1992
---------- ---------
<S> <C> <C>
Current:
State....................................................... $1,000 $ --
------ -------
Totals.............................................. $1,000 $ --
====== =======
</TABLE>
The difference between total income taxes and the amount computed by
applying the Federal statutory income tax rate of 34% to income (loss) from
operations before income taxes are as follows (in thousands):
<TABLE>
<CAPTION>
YEAR ENDED YEAR ENDED
JUNE 30, 1992 JULY 31, 1992
------------- ---------------
<S> <C> <C>
Federal income tax credit at statutory rates........... $ (24,128) $(3,493)
Increase in tax resulting from:
Accounting losses for which deferred Federal income
tax cannot be recognized.......................... 24,468 3,493
State income taxes................................... 660 --
--------- --------
TOTALS....................................... $ 1,000 $ --
========= ========
</TABLE>
The tax effects of the temporary differences in the areas listed below
resulted in deferred income tax provisions (credits) (in thousands):
<TABLE>
<CAPTION>
YEAR ENDED ONE MONTH ENDED
JUNE 30, 1992 JULY 31, 1992
------------- ---------------
<S> <C> <C>
Reserve for doubtful accounts.......................... $ (736) $ --
Reserve for property valuations........................ (127) --
Net temporary differences without tax benefit.......... 359 --
Lease rejection damages................................ 423 --
Depreciation and amortization.......................... 14 --
Gains on property sales................................ (33) --
Other.................................................. 100 --
--------- -------
TOTALS....................................... $ -- $ --
========= =======
</TABLE>
No Federal income tax was payable at July 31, 1992 due primarily to the
utilization of net operating loss carryforwards.
At July 31, 1992, the Company had net operating loss carryforwards of
approximately $347,000,000 for Federal income tax purposes. Such tax net
operating loss carryforwards, if not used as offsets to future taxable income,
will expire beginning in 2005 and continuing through 2007. The amount of net
operating loss carryforwards available for future utilization is limited to
$130,500,000 during the carryforward period as a result of the change in
ownership of the Company upon consummation of the Plan.
F-46
<PAGE> 101
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
In accordance with FAS 109, the Company has not recognized the future tax
benefits associated with the net operating loss carryforwards or with other
temporary differences. Accordingly, the Company has provided a valuation
allowance of approximately $44,000,000 against the deferred tax assets as of
June 30, 1992 and July 31, 1992. To the extent any available carryforwards or
other benefits are utilized in periods subsequent to July 31, 1992, the tax
benefit realized will be treated as a contribution to stockholders' equity and
will have no effect on the income tax provision for financial reporting
purposes.
PMI's Federal income tax returns for the years 1987 through 1991 are
currently under examination by the Internal Revenue Service. The Company does
not believe there will be any material adverse effects on the consolidated
financial statements as a result of this examination.
NOTE 18 -- COMMON STOCK AND COMMON STOCK EQUIVALENTS
Pursuant to the Plan, on July 31, 1992, the Company began distributing
33,000,000 shares of Common Stock to certain claimants and holders of PMI stock.
At March 2, 1993, 22,623,100 shares of Common Stock were distributed. The
remaining shares are to be distributed semi-annually to holders of previously
allowed claims and pending final resolution of disputed claims (see Note 11). In
addition, holders of PMI stock will receive Warrants to purchase Common Stock
exercisable into an aggregate of approximately 2,100,000 shares at an exercise
price equal to the average per share daily closing price during the year ending
July 31, 1993.
On July 31, 1992, the Company adopted a stock option plan under which
options to purchase up to 1,320,000 shares of Common Stock may be granted to
directors, officers or key employees under terms determined by the Board of
Directors. During 1992, options to purchase 350,000 shares were granted to
officers and directors none of which are exercisable at July 31, 1992. In
addition, options to purchase 330,000 shares were granted to a former officer.
Such options are currently exercisable and expire on July 31, 1995. The exercise
prices of the above options are dependent on the average market price one year
from the date of grant and are, therefore, currently undeterminable.
On July 31, 1992, the Company adopted a performance incentive plan under
which stock options covering an additional 330,000 shares of Common Stock were
reserved for grants to key employees at the discretion of management. No options
have been issued under this plan.
PMI had an employee incentive stock option plan which provided for grants
of stock options covering an aggregate of 3,520,000 shares of common stock to
officers and key employees. Under the terms of the plan, which expired on
November 23, 1991, options were granted at a price not less than 100% of fair
market value on the date of grant. Options generally were exercisable in
cumulative installments of 33 1/3% after the option has been outstanding 18, 32
and 46 months from the date of grant and expired five years after the date of
grant.
A summary of the transactions under this plan follows:
<TABLE>
<CAPTION>
NUMBER
OF OPTION PRICE
SHARES PER SHARE
-------- -------------
<S> <C> <C>
Outstanding -- June 30, 1991............................... 950,574 $8.25-$40.45
Cancelled.................................................. (950,574) $8.25-$40.45
--------
Outstanding and exercisable -- June 30, 1992............... --
Outstanding and exercisable -- July 31, 1992............... --
========
</TABLE>
F-47
<PAGE> 102
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
NOTE 19 -- INTEREST AND DIVIDEND INCOME
Included in interest and dividend income are the following (in thousands):
<TABLE>
<CAPTION>
ONE MONTH
YEAR ENDED ENDED
JUNE 30, JULY 31,
1992 1992
---------- ---------
<S> <C> <C>
Interest on mortgages and other notes receivable.......... $ 24,117 $ 1,949
Dividend income........................................... 10 --
---------- ---------
TOTALS.......................................... $ 24,127 $ 1,949
========== ==========
</TABLE>
NOTE 20 -- OTHER REVENUES
Included in other revenues are the following (in thousands):
<TABLE>
<CAPTION>
ONE MONTH
YEAR ENDED ENDED
JUNE 30, JULY 31,
1992 1992
---------- ---------
<S> <C> <C>
Rentals of properties............................................. $ 1,649 $ 144
Other............................................................. 1,460 89
---------- ---------
TOTALS.................................................. $ 3,109 $ 233
========== ==========
</TABLE>
F-48
<PAGE> 103
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
NOTE 21 -- RELATED PARTY TRANSACTIONS
The following summarizes significant financial information with respect to
transactions with present and former officers, directors, their relatives and
certain entities they control or in which they have a beneficial interest (in
thousands):
<TABLE>
<CAPTION>
YEAR ENDED ONE MONTH ENDED
JUNE 30, 1992 JULY 31, 1992
------------- ---------------
<S> <C> <C>
Management and other fee income(a)..................... $ 746 $56
Interest income(a)..................................... 1,231 74
Rental income(a)....................................... 657 --
Management fee expense(b).............................. 216 37
Interest expense(b).................................... 250 66
Reservation fee expense(b)............................. 10 20
</TABLE>
- ---------------
(a) During 1990, PMI sold eight hotel properties to partnerships controlled by
former officers and/or directors for aggregate consideration of $52,500,000
resulting in deferred gains of $4,000,000. The Company held mortgages and
other notes receivable with a face value of $44,992,000 at July 31, 1992,
which arose primarily from those hotel sales. The mortgages mature through
2005 and bear interest at rates ranging from 9.5% to 12.5%. At July 31,
1992, the carrying value of those mortgages was reduced to $6,081,000. The
income amounts shown above primarily include transactions related to these
properties.
(b) In 1991, PMI entered into an agreement with ShoLodge, whereby Sholodge was
appointed the exclusive agent to develop and manage certain hotel
properties. Six hotels have been developed and opened to date. Development
fees earned by ShoLodge of $586,000 and $-0- have been capitalized into
property, equipment and leasehold improvements for the year ended June 1992
and the one month ended July 1992, respectively. The Company has demand
notes and loans payable to ShoLodge of $2,706,000 and $3,570,000,
respectively, at July 31, 1992 concerning the development of hotels.
Effective June 1992, the Company commenced using the ShoLodge reservation
system for its Wellesley and AmeriSuite hotels.
NOTE 22 -- SUPPLEMENTAL CASH FLOW INFORMATION
PMI generally received mortgages and other notes as a portion of the total
consideration paid by purchasers in connection with sales of hotel properties
and as consideration for certain construction and development activities. Such
noncash consideration is not reflected in the accompanying consolidated
statements of cash flows. Investing activities involving such noncash proceeds
are summarized below (in thousands):
<TABLE>
<CAPTION>
YEAR ENDED ONE MONTH ENDED
JUNE 30, 1992 JULY 31, 1992
------------- ---------------
<S> <C> <C>
Net book value of assets sold.......................... $ 1,539 $--
Net realized gains on property transactions............ 15 --
Cash proceeds, net of selling costs.................... (249) --
------------- ---
NONCASH PROCEEDS............................. $ 1,305 $--
========== =============
</TABLE>
Noncash proceeds consisted of the following (in thousands):
<TABLE>
<CAPTION>
YEAR ENDED ONE MONTH ENDED
JUNE 30, 1992 JULY 31, 1992
------------- ---------------
<S> <C> <C>
Mortgage and other notes receivable.................... $ 1,305 $--
========== =============
</TABLE>
F-49
<PAGE> 104
PRIME HOSPITALITY CORP. AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS -- (CONTINUED)
Cash paid for interest net of amounts capitalized, was $6,432,000 for the
year ended June 30, 1992 and $4,407,000 for the one month ended July 31, 1992.
Cash paid for income taxes was $1,460,000 for the year ended June 30, 1992
and $2,000 for the one month ended July 31, 1992.
F-50
<PAGE> 105
[PHOTOGRAPHS]
<PAGE> 106
================================================================================
No dealer, salesman or other person is authorized to give any information or to
make any representation in connection with this offering not contained in this
Prospectus, and any information or representation not contained herein must not
be relied upon as having been authorized by the Company or the Underwriters.
This Prospectus does not constitute an offer to sell or a solicitation of an
offer to buy of any securities other than the Notes or an offer to any person in
any jurisdiction where such an offer would be unlawful. Neither the delivery of
this Prospectus nor any sale made hereunder shall, under any circumstances,
create any implication that there has been no change in the affairs of the
Company since the date hereof.
----------------------------
TABLE OF CONTENTS
----------------------------
<TABLE>
<CAPTION>
Page
----
<S> <C>
Available Information................. 3
Incorporation of Certain Documents by
Reference........................... 3
Prospectus Summary.................... 4
Risk Factors.......................... 10
Use of Proceeds....................... 14
Price Range of Common Stock and
Dividend Policy..................... 14
Capitalization........................ 15
Recent Consolidated Financial and
Other Data.......................... 16
Management's Discussion and Analysis
of Financial Condition and Results
of Operations....................... 18
Selected Consolidated Financial Data
of the Company and its
Predecessor......................... 27
Business.............................. 28
Management............................ 40
Description of Notes.................. 42
Description of Capital Stock.......... 50
Underwriting.......................... 52
Legal Matters......................... 53
Experts............................... 53
Index to Financial Statements......... F-1
</TABLE>
================================================================================
$75,000,000
[LOGO]
7% CONVERTIBLE SUBORDINATED
NOTES DUE 2002
------------------------
PROSPECTUS
------------------------
MONTGOMERY SECURITIES
SMITH BARNEY INC.
April 19, 1995
================================================================================
<PAGE> 107
APPENDIX I
This Registration Statement contains spaces for the following graphic and
image materials:
(1) The front cover will be folded. The inside front cover contains a map
of the United States showing the locations of the Company's hotels. The
concentrations of hotels within the Mid-Atlantic Region and Florida are shown by
dark shading in these areas. The locations of the remaining hotels are shown
individually by dots.
(2) The fold-out portion of the front cover contains photographs of hotels.
The left side contains photographs of three full-service hotels: two exterior
photographs of the Crowne Plaza, Lake Oswego (Portland), Oregon and the Sheraton
Crossroads Hotel, Mahwah, New Jersey and a photograph of the lobby of the
Sheraton Hotel Conference Center, Saratoga Springs, New York. The right side
contains photographs of AmeriSuites Hotels: an exterior photograph of the
AmeriSuites, Forest Park (Cincinnati), Ohio, a photograph of the lobby of the
AmeriSuites in Indianapolis, Indiana and a photograph of a typical AmeriSuites
suite.
(3) The inside back cover contains three photographs of Wellesley Inns: two
exterior photographs of a Wellesley Inn in Sunrise, Florida and a Wellesley Inn
in Naples, Florida and a photograph of a lobby of a Wellesley Inn & Suites in
Lakeland, Florida.
A-1
