Posts Tagged ‘Marriott Hotel’

It’s been almost two years since I wrote my first article about the Trenton Marriott shortly after I joined the Lafayette Yard Development Corporation board (LYDC).   which oversees the hotel on behalf of the city.  At the time in 2010, I was encouraged that a new Board would take aggressive action to get us out from under the hotel’s debt burden and operational risk.   A new year and a new attitude at our hotel

After I joined the board and began to understand things better I started saying to anyone who cared to listen, and certainly the LYDC board that: Our hotel isn’t worth very much to us and we need to sell it now.

The LYDC board has a few sophisticated people on it and many others who simply have no business being on the board of a multimillion dollar operation.  This is one of the many follies in having a city owned business; it has to be run by citizens who simply aren’t equipped to make important business decisions.

Two years after I wrote the above, hopeful, article:

• We still own the hotel,
• It’s still struggling,
• We’ve bailed it out to the tune of $500K,
• And we’ve paid $2.8M in debt payments from our city budget,
• And I’ve resigned from the board.

The fundamental problem is that the hotel is worth more to a third party than it is to Trenton and it’s not worth very much to us at all.  For instance a third party would be allowed to lease out the restaurant space (we’re not).  A third party could profit share with its manager.  We can’t do that.  A third party could make big decisions quickly.  As a public corporation the hotel has to go before a citizen board and sometimes City Council.  The operations of the hotel are severely limited in flexibility and business model structure.

As an asset, the hotel should be valued to the owner (the taxpayers of Trenton) at the present values of its future cash flows. In a good year we can expect around $100K in cash from operations before our debt cost of $1.4M a year. The value of those cash flows comes out to about $700K. This means that we should be happy to sell the hotel for that amount of money.

Of course there may be a buyer who would pay us more than that but every day we turn down offers for anything more than our own value is a day that we’re losing money (because we pay the debt).

For instance, if, when we had an offer for $22M and had wound up selling for $10M, we would be able reduce our $15M debt by 2/3.   That would save almost $1M a year in debt payment from the city. The board President didn’t even manage to bring that offer to the LYDC board.  He failed to do so at the advice of our bond financiers who felt considering a sale would have gotten in the way of their bond sale, and thus their fat commissions. The bond guys were effectively running the board and had a significant conflict of interest.  I quit the board soon afterwards.

The City of Trenton (taxpayers) pay $1.4M a year on that $15M in debt. Every year we don’t sell the hotel means another year we’re paying that full amount.

I hope to God the LYDC board has at least put the hotel up for sale, but as of the time I left the board, they couldn’t even get themselves organized to do that.

The City of Trenton needs to get itself out of the hotel business now, not next year or the year after. There is no reason to expect the LYDC to manage the operation to greater profitability, experience shows it won’t.  We need to put this bad experiment in mayoral arrogance and public gullibility behind us.

Instead, we continue business as usual.  The Marriott will take away its brand in the middle of 2013 because they are disgusted with us.  Waterford, the organization who has managed not to run the hotel at a profit and who caused the city to have to bail out the hotel, may get replaced.    It will likely be replaced with another outfit recommended by Acquest but without a serious national search for a new manager or owner

Erin Duffy at the times wrote a good summary this week in the Times: Trenton Marriott next to Statehouse could change branding to Holiday Inn.

Ten years ago the Palmer administration decided Trenton needed a full service hotel.    With the help of a group of boosters, including local businessman Shelly Zeiger , the administration shopped the idea around to investors. No one bought.  That didn’t stop this group.  They convinced the city and the state to fund a $46,000,000 hotel with a Marriott brand. 

The city effectively owns the hotel and manages it through a non-profit entity called the Lafayette Yard Community Development Corporation (LYDC).    The Mayor appoints the board and during the Palmer administration it was largely controlled by the city business administrator.  Read the rest of this entry »