Park Hotels & Resorts owns upper-upscale and luxury hotels with 22,711 rooms across 37 hotels in the United States. Park also has interests through joint ventures in another 2,271 rooms in three US hotels. Park was spun out of narrow-moat Hilton Worldwide Holdings at the start of 2017, so most of the company's hotels are still under Hilton brands. The company has sold all its international hotels and many of its lower-quality US hotels to focus on high-quality assets in domestic gateway markets.
P/FFO (Price to Funds From Operations) is calculated by adding amortization and depreciation to the net income and then deducting the gains on the sale of properties. P/FFO can be quoted as the entire entity's figure in full or on a per-share basis.
In REITs, as the accounting net income is distorted, it ends up being inefficient to use the Earnings per share (EPS), so the FFO is used in the formula instead of the Net Income.
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