HDS utilizes their developer's mindset and considerable operational acumen and excellence to transform hospitality concepts into profitable and sustainable investments
Boston Properties
integrating every Component of development
Whether you’re considering a one-off purchase or looking to logically blend a new acquisition into your portfolio, HDS will assist you in not only identifying potential targets but will navigate the legal and financial complexities of the deal. We will assist throughout each stage of the process: performing due diligence, conducting an in-depth market analysis, and augmenting your ability to secure financing.
Our market and financial analyses, as well as our appraisal and valuation review, will be accompanied by a thorough operational review – either of the pre-existing enterprise or a full-on evaluation of your business case. These stages are greatly simplified through our leverage of very deep and personal connections and contacts, around the globe, in every segment of commercial real estate. During our buy-side advisory process we identify the right growth opportunities, thematics, portfolio blend, and assets to deploy your capital though our proprietary AI engine - tailored to your unique investment thesis and combining vast amounts of raw data together with expert views. By benchmarking assets quantitatively, factoring in micro- and macro- market trends, demographics, and comparables our in-depth analysis and strategy recommendations guide all of your key decisions.
Post-acquisition we exercise protocols that ensure you integrate that model seamlessly with the remainder of your firm’s operating strategy and we facilitate a clear and well-delineated repositioning and rebranding, as applicable and desired, which assures you performance-optimized asset management within a holistic hospitality ecosystem.
From new builds to rebranding, reflagging, and revitalizing hotels, resorts, and RB&E [Restaurant, Bar, & Entertainment] properties, HDS are experts in creating value from the very onset of the project. HDS bridges the gap between development know-how and interests, and future operational requirements. We can either turn around your underperforming assets with high potential, resuscitate non-performing assets, or we can build your dream from ground up. As your key partner we will help you achieve sound financial results and returns with a focused eye on protecting your base assets. We have accumulated and transferable experience in the value maximization of urban mixed-use assets through targeted acquisition, repositioning, and monetization efforts.
Our team uses market intelligence, our global network of connections, and best-in-class technology to navigate the unique challenges of investing in and divesting from hotel properties. Stay ahead of rapidly evolving markets with our strategic direction, operational advice, and international services to stay significantly ahead of evolving markets. We have, time and time again, demonstrated the ability to achieve the maximum efficiency of space and construction design across our hotel, restaurant, convention center, and municipal properties. Leverage our cost management expertise to maximize your project’s value, minimize risks, and achieve optimal financial outcomes through intelligent planning, strategic procurement, and rigorous oversight.
Our hotel and restaurant divisions will coordinate to help with every aspect of program development, initial marketing goals, and our design teams can take on tasks ranging from full interior and exterior designs to the sourcing of all FF&E sought -at very favorable terms, again thanks to leveraging the collective buying power of our GPO.
HDS coordination and involvement in all phases leads to timely, efficient, and on-budget completions
ACQUISITION, allocation, AND DUE DILIGENCE REVIEWS
Due diligence is perhaps the most immediate indicator as to the success of a business or investment decision. HDS provides due diligence services that support the entire process, focusing on all critical elements that determine if a property will meet your strategic investment goals whether for its initial purchase or in a review of merger & acquisition criteria. Our firm utilizes only evaluators who are seasoned, veteran operators who themselves have a long history of identifying opportunities and deficiencies.
Our preliminary underwriting process begins with a thorough market and asset analysis including recommendations for improvement, an assessment of the asset and area’s underlying strength, and forecasted capital needs with financial projections and return analysis. Our due diligence division works hand in hand with our valuation and appraisal specialists to determine the financial health of your targeted asset. We identify trends, the depth of the competitive landscape, and all potential risks at play. We perform a comprehensive operational review and a transaction advisory. These reviews will enable you to make sound and informed decisions based on a full data set, minimize your risk of exposure to operational inefficiencies, financial instability, and legal liabilities, and potentially add to the overall value of the transaction.
HDS will prepare a prioritized list of target markets based on the criteria you set, such as brand alignment, growth potential, and market entry barriers. This survey will allow you to strategically allocate your resources and focus on the areas that have the highest ROI potential. We facilitate integration of a new property or product into your brand’s existing portfolio and align the property with your brand’s core identity – while introducing innovative concepts to boost market appeal. We help you identify trends well in advance of their arrival into your local marketplace, allowing you to position yourself to handily beat your competitors to profitable opportunities.
A review of financial statements and historical financial data allows us to assess profitability, solvency, and cash flow; we use pro forma analysis to evaluate the business’ long-term financial health, and evaluate debt, equity, and the impact of tax implications. After studying the company’s leverage and ownership structure we interview senior management and the quality of experience, skills, and performance ratings of all staff. We physically assess the property, check maintenance records, and predict future CapEx needs and conduct a thorough audit of all relevant contracts such as management agreements, vendor agreements, leases, and intellectual property ownership. Lastly, we verify legal ownership of the property, ensure that all necessary licenses, and permits are in place, and uncover any existing or potential legal disputes that could affect the investment.
HDS allows your team to make sound, informed decisions based on a full, analyzed data set
Valuations and appraisals
HDS offers broad valuation and appraisal services in an unbiased and assignment focused manner, with strong quality control and high-level format oversight. Our specialists have a deep understanding of the complexities involved and are experts in analyzing key performance metrics and industry indicators to authenticate fair value – income, market, and cost approaches. This depth of specialized experience and expertise establishes high confidence and credibility in our valuation analysis. Each time a property is conceived of, developed, bought, sold, financed, or assessed, the many parties involved typically require a market study and comprehensive valuation to analyze current and potential future performance. We provide highly credible assessments, with value opinions based on methodologies that have set industry standards, and potential stakeholders demonstrate high confidence in our opinions when formulating their decisions – you can depend on these to move your project ahead and help you secure adequate financing. We provide assessments that are custom tailored to your needs, in a timely fashion with a strictly adhered to a mutually agreed upon timeline, even when your situation demands immediate expediency or involves a large and diverse portfolio.
Our advisory services include third-party appraisal reviews, marketing, and feasibility studies as well as studies focusing on brand selection and rebranding options. We specialize in unique, large-scale assets applying sophisticated techniques and technology to navigate the complexities of ownership structures and the underlying financial data. These services are offered across a range of sectors: hotels, resorts, bars and nightclubs, commercial food service, golf courses, mixed-use assets, conference centers, marinas, live-performance theatres, and expansive wellness facilities. We also perform lease and management contract valuations, valuations of tourism and leisure facilities, allocation of tangible and intangible [business value] assets, and fractional interest appraisals. We offer valuations for property tax negotiations, cost segregations, and purchase price allocations. When necessary, we can arrange litigation support including expert witness testimony, collateral review, forensic auditing, and alternative use studies.
We remain meticulously focused on our client’s needs. We bring specialized sector knowledge to bear, ensuring a precise understanding of both the business and compliance aims of your project. Through combining our valuations and appraisals with our practiced survey of market conditions and a thorough review of your development and business goals, HDS provides owners, developers, and lending institutions the raw intelligence to make truly informed decisions.
HDS fair value appraisals incorporate every key performance metric and industry indicator
Design / Build
HDS’ visionary, global collective of cross-discipline specialists works with your team to efficiently transform your vision and initial design ideation from paper to an immersive, authentic, and hyper-local reality throughout the design-build process. Whether your needs involve a bespoke one-off or an extension of your established brand, we maintain a collaborative relationship with your principals, we take ownership of project for the duration of the entire design and construction process. Our holistic approach allows us to take responsibility for your outcome without reservation, aligning it to your wishes and needs while creating a cohesive narrative and allowing you to remain focused on your core business while we take care of the rest. We free you from having to manage multiple team members and components during all stages of development – pre-construction, construction, and the close-out phases.
Our strategies and systems ensure a powerfully immersive guest experience grounded in practical and profitable standards. Our streamlined methodology eliminates extra steps, redundancies, and gaps, dramatically reducing design iterations.
After we’ve ascertained your project requirements, we rapidly assemble a team of real estate, engineering, and renowned architectural professionals – simultaneously we deploy an F&B concepting squad and specialists to specify the fine details – interior design, FF&E procurement, sustainability and LEED features, lighting schemes, soundscapes, etc.
Our peer-reviewed property visioning process incorporates strenuous, detail-focused spatial programming which leads to a functional program that is maximally efficient and deeply pleasant on an aesthetic level. Space utilization is optimized through our AI-enabled guest mapping and traffic flow analysis software accurately forecasting how your guests will interact with and use your space. Best use is ensured, and revenue maximized, by a fanatical attention to details – whether accessibility considerations, the placement and sizing of furniture and equipment, and a boost to Back-Of-House equipment positioning.
Our finished project will exceed your expectations while meeting your budget and timeframe parameters and ensure the highest quality parameters. You will benefit from extreme cost savings while remaining fully compliant and be able to offer memorable and engaging guest journeys. We will maintain the continuous dialogue that you’ve enjoyed through the building process, following it with full branding support and augmentation, and the offer of full foundational assistance directed towards your operational burden. Our imagination, tethered to a cold, hard pragmatism, knows no bounds.
Teams of cross-discipline Subject Matter Experts will translate your vision into profitable reality
REceivership | REO | Distressed Assets
Through our affiliates, HDS is involved with lenders across the United States in the loan resolution process, at times preparing workout evaluations and appointed to and acting in the legal capacity of “Receiver”. When appointed in receivership or acting as an REO Manager we prioritize controlling the asset, minimizing liability, and stabilizing operations. We’ve created an offering that allows lenders and special services to capitalize on the scale, operating efficiencies, and institutional nature of a much larger multi-national company. We enhance brand affiliations, enact a comprehensive strategy of damage control and reputation rebuilding, support talent, and bridge operational gaps.
HDS is highly proficient at managing takeovers – rebranding, reflagging, and navigating legalities to transform distressed properties, including those in receivership, into valuable assets. We resolve your challenging situations and maximize the value of distressed real estate by drawing on our heavy experience with lenders, court-appointed receivers, state and federal jurisdictions, and financial institutions, paying heed to both macro-level markets and micro-level assets with aplomb. With finesse and efficiency, we transform challenging situations into opportunities for growth and success.
We look forward to your allowing HDS to oversee your recapitalization and disposition efforts, attend to your needs while preparing for sale, and engineering creative financial structures tailor-made to your specific capital needs. Our team provides advisory services for loan valuations, collateral valuations, consults on your distressed real estate and special assets. We employ skilled accountants to support both holders of CRE debt and lender-owned properties. HDS is a go-to source for revenue accounting controls and court reporting, revenue enhancement, cost containment, capital repair, permits and licensing, and disposition services.
Equity Partnerships
We already delivered the synergies and benefits of deep market intelligence, scale, technology, and innovation to our partners, owners, and other key stakeholders. To expand our reach we created another silo focused on actualizing truly exceptional K-adjusted returns for our client's capital.
The HDS investment arm is a strategic, value-added investment group that makes venture and growth equity investments in the hospitality and travel industries. We also make significant investment plays in emerging technology that augments these fields such as revenue management and distribution platforms, B2B marketplaces, e-commerce, business intelligence & data analytics, and artificial intelligence solutions. We operate in conjunction with large REITs, private equity funds, institutional funds, and private investors; and we enable industry-leading, risk-adjusted K returns.
We've read enough decks and pages to tell when something is really different and special and when we do, we put our own skin in the game. In seeing not 'what is' but what could be we bring not only our imagination to the game but also resources, expertise, leadership, and our own CAPITAL in order to breathe life into stories too good to go untold. We also put in the whole of the visceral human spectrum - in addition to 'skin' we put in body, mind, heart, and soul - every emotion - as hospitality is something you feel deep within the surface.
HDS' optimized returns are built on the synergies of trust, communication, and radical transparency
ESSENTIAL SUpport when navigating PPPs
Public-Private Partnerships [P3 or PPP] allow your private entity to enter into a contractual relationship with a public agency to deliver infrastructure projects, services, or both. They will typically make such offerings after needs assessments such as cost-benefit analyses of their goals indicate that this is an appropriate approach – at which point you will be invited to participate in a competitive bidding process. Your risk is mitigated through the agency’s outsourcing of the burden of design, construction, financing, operation, and maintenance while allowing you to share in their resources as well as their rewards. These partnerships can include both “greenfields” [new-capacity facilities] and “brownfields” [pre-existing facilities].
Your partnership with HDS’ advisory services can dramatically increase your realized return over the duration of your contract, which are typically long; 20 to 30 years. We can facilitate your delivery on the projects by providing access to our developed network of private equity capital, and through coaching you every step of the way from your RFP response through your procurement process.