PK NYSE Hotel & Resort REITs Financials FY2016βFY2025
Park Hotels & Resorts had $2.5B of revenue in fiscal 2025, down 2.2% on the year before. Over five years, revenue changed +24.4% a year on average.
Hi! I read Park Hotels & Resortsβs latest annual report (fiscal 2025). Here is what stands out:
Good So-so Weak
Are sales growing?
β2.2%
No. Sales fell 2.2% last year.
Does it make a profit?
β11.1%
No. It lost money last year.
Does profit turn into cash?
4.0%
Partly. 4.0% of sales ends up as free cash.
Is debt under control?
12.0x
Heavy. Repaying its debt would take 12.0 years of operating profit.
Rules of thumb on reported numbers. A starting point, not a recommendation.
Is it selling more, and how much does it keep?
KIRA Β· Park Hotels & Resorts had $2.5B of revenue in fiscal 2025, down 2.2% on the year before. Over five years, revenue changed +24.4% a year on average. Its operating margin was β1.3%, down 16.3Β pts: of every 100 in sales, about β1 is left after running the business.
In plain words: Revenue is all the money customers paid. The margins show how many cents of each dollar of sales are left over at each step: after making the product (gross), after running the business (operating) and after everything, tax included (net).
Revenue
Revenue
Margins, % of revenue
Margins, % of revenue
KIRA Β· Park Hotels & Resorts lost $283M in fiscal 2025.
Loss periods are shown in red.
In plain words: Net income is the profit left after every cost and tax. Earnings per share (EPS) splits that profit across every share, so it shows what one share earned.
Net income
Net income
Diluted EPS
Diluted EPS
How much cash comes in, and where does it go?
KIRA Β· Free cash flow was $102M in fiscal 2025, 4.0% of revenue.
Cash from operations minus capital spending.
In plain words: Profit on paper is not the same as cash in the bank. Free cash flow is the cash left after paying to run and maintain the business: the money it can hand back to shareholders, save or invest.
Free cash flow
Free cash flow
Cash from operations vs capital spending
Cash from operations vs capital spending
KIRA Β· Park Hotels & Resorts returned $325M to shareholders in fiscal 2025, 319% of free cash flow. The diluted share count fell 4.8%.
In plain words: Companies hand cash back in two ways: dividends (cash paid to shareholders) and buybacks (buying back their own shares, so each remaining share owns a bigger slice).
Dividends and buybacks
Dividends and buybacks
Diluted shares outstanding (annual)
KIRA Β· In the last 12 months, insiders bought $0.0M of shares on the open market and sold none.
Open-market purchases and sales by officers, directors and 10% owners, from Form 4 filings. βPlanβ marks trades under a pre-arranged Rule 10b5-1 plan.
In plain words: Insiders are the people who run or own a big part of the company. Buying with their own money can signal confidence; selling often has personal reasons, like taxes or diversifying.
Bought, 12 months
$0.0M
1 insider
Sold, 12 months
$0.0M
0 insiders
Of sales under plans
β
$0.0M
| Date | Insider | Trade | Shares | Price | Value | Filing |
|---|---|---|---|---|---|---|
| Jan 14, 2026 | Christie B. KellyDirector | Bought | 2,949 | $11.19 | $0.0M | Form 4 |
Can it carry its debts, and how well does it use its money?
KIRA Β· Park Hotels & Resorts owes $3.6B more than it holds in cash, about 12.0 years of operating profit.
Cash, debt and the ratios that show how comfortably Park Hotels & Resorts can carry it.
In plain words: What the company owns and what it owes. More cash than debt is a cushion for bad times; a lot of debt leaves less room when business slows down.
Cash vs debt (incl. leases)
| Fiscal year end | FY21 | FY22 | FY23 | FY24 | FY25 |
|---|---|---|---|---|---|
| Cash and short-term investments | $688M | $906M | $717M | $402M | $232M |
| Debt incl. finance leases | $4.7B | $4.6B | $3.8B | $3.9B | $3.9B |
| Net debt / EBITDA | 39.4x | 6.6x | 4.9x | 5.4x | 12.0x |
| Debt / equity | 1.1x | 1.1x | 1.0x | 1.1x | 1.2x |
| Interest coverage | β0.8x | 1.4x | 1.7x | 1.8x | β0.2x |
| Total assets | $9.7B | $9.7B | $9.4B | $9.2B | $7.7B |
| Total liabilities | $5.3B | $5.4B | $5.7B | $5.6B | $4.6B |
| Shareholders' equity | $4.5B | $4.3B | $3.8B | $3.6B | $3.1B |
| Net debt (β = net cash) | $4.0B | $3.7B | $3.1B | $3.5B | $3.6B |
KIRA Β· Its return on capital was β0.4%: every 100 invested in the business earned about β0 in a year.
After-tax operating income as a share of the money invested in the business: debt plus equity, minus cash.
In plain words: How much profit the business makes on the money put into it. A higher percentage means each dollar invested works harder.
Return on capital, equity and assets (annual)
Nine pass/fail tests of profitability, funding and efficiency. 8β9 is strong, 0β2 weak.
In plain words: Nine yes/no tests of financial health, one point each. A green tick is a pass: 7 to 9 points is solid, 0 to 3 is weak.
| Test | FY23 | FY24 | FY25 |
|---|---|---|---|
| Net income is positive | β | β | β |
| Cash from operations is positive | β | β | β |
| Return on assets rose | β | β | β |
| Cash from operations exceeds net income | β | β | β |
| Debt fell relative to assets | β | β | β |
| Current ratio rose | β | β | β |
| Share count didn't rise | β | β | β |
| Gross margin rose | β | β | β |
| Revenue rose relative to assets | β | β | β |
| F-score | β / 9 | β / 9 | β / 9 |
| Accruals ratio | β4.2% | β2.3% | β8.1% |
| Altman Z'' | β | β | β |
What does the share cost, and how does it compare?
KIRA Β· At $16.59 a share, the company is worth $3.3B.
Change the assumptions and see what they imply per share. These are models, not forecasts or price targets β the answer depends entirely on what you put in.
In plain words: Move the sliders to try your own guesses about growth. The result is what one share would be worth if those guesses came true. Different guesses give very different answers.
Value per share
β
Adds net cash of β$3.6B and divides by 199.0M diluted shares. Ten years of cash flows plus a terminal value, discounted to today.
KIRA Β· Park Hotels & Resorts grew sales faster than 0 of its 4 similar companies.
Each companyβs latest fiscal year. Fiscal years end in different months, so periods donβt line up exactly.
In plain words: The same numbers for similar companies, so you can tell whether a figure is high or low for this kind of business.
| Company | Market cap | Growth | Op. margin | FCF margin | ROIC | P/E | F-score | |
|---|---|---|---|---|---|---|---|---|
| Park Hotels & Resorts PK | $3.3B | β2.2% | β1.3% | 4.0% | β0.4% | β | β | |
| Vici Properties VICI | $26.2B | 4.1% | β | 62.6% | 8.2% | 9.3x | β | Compare β |
| Host Hotels & Resorts HST | $17.2B | 7.6% | 14.0% | β | 7.4% | 16.8x | β | Compare β |
| Zillow ZG | $7.7B | 15.5% | β1.3% | 9.1% | β0.9% | 153.3x | 7 | Compare β |
| Invitation Homes INVH | $16.3B | 4.2% | β | β | β | 25.2x | β | Compare β |
Every number, year by year.
Amounts in USD. Hover a ratioβs name for its definition.
In plain words: Every number we have, year by year. Download it as a spreadsheet if you want to dig deeper.
| Fiscal year | FY16 | FY17 | FY18 | FY19 | FY20 | FY21 | FY22 | FY23 | FY24 | FY25 |
|---|---|---|---|---|---|---|---|---|---|---|
| Income statement | ||||||||||
| Revenue | $2.7B | $2.8B | $2.7B | $2.8B | $852M | $1.4B | $2.5B | $2.7B | $2.6B | $2.5B |
| Operating income | $419M | $371M | $504M | $426M | β$1.2B | β$179M | $296M | $343M | $391M | β$33.0M |
| Interest expense | $181M | $124M | $127M | $140M | $213M | $228M | $217M | $207M | $214M | $209M |
| Pretax income | $221M | $285M | $500M | $351M | β$1.5B | β$450M | $173M | $144M | $165M | β$270M |
| Income tax | $82.0M | β$2.3B | $23.0M | $35.0M | β$6.0M | $2.0M | $0.0M | $38.0M | β$61.0M | $7.0M |
| Net income | $133M | $2.6B | $472M | $306M | β$1.4B | β$459M | $162M | $97.0M | $212M | β$283M |
| Diluted EPS | $0.67 | $12.21 | $2.31 | $1.44 | β$6.11 | β$1.95 | $0.71 | $0.44 | $1.01 | β$1.43 |
| Diluted shares | 0.20B | 0.21B | 0.20B | 0.21B | 0.24B | 0.24B | 0.23B | 0.22B | 0.21B | 0.20B |
| Cash flow | ||||||||||
| Cash from operations | $399M | $653M | $444M | $499M | β$438M | β$137M | $409M | $503M | $429M | $398M |
| Capital expenditure | $227M | $185M | $178M | $240M | $86.0M | $54.0M | $168M | $285M | $227M | $296M |
| Free cash flow | $172M | $468M | $266M | $259M | β$524M | β$191M | $241M | $218M | $202M | $102M |
| Depreciation and amortization | $300M | $288M | $277M | $264M | $298M | $281M | $269M | $287M | $257M | $336M |
| Stock-based compensation | β | $14.0M | $16.0M | $16.0M | $20.0M | $19.0M | $17.0M | $18.0M | $19.0M | $19.0M |
| Acquisitions | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $11.0M | $0.0M | $0.0M |
| Share buybacks | $0.0M | $0.0M | $348M | $0.0M | $66.0M | $0.0M | $227M | $180M | $116M | $45.0M |
| Dividends paid | $180M | $386M | $464M | $494M | $241M | $0.0M | $7.0M | $152M | $512M | $280M |
| Dividends and buybacks | $180M | $386M | $812M | $494M | $307M | $0.0M | $234M | $332M | $628M | $325M |
| Balance sheet | ||||||||||
| Cash and short-term investments | $337M | $364M | $410M | $346M | $951M | $688M | $906M | $717M | $402M | $232M |
| Total debt | β | $3.0B | $3.0B | $3.9B | $5.2B | $4.7B | $4.6B | $3.8B | $3.9B | $3.9B |
| Finance lease liabilities | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $1.0M | $1.0M | $1.0M |
| Inventory | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M | $0.0M |
| Property and equipment, net | $8.5B | $8.3B | $8.0B | $9.6B | $9.2B | $8.5B | $8.3B | $7.5B | $7.4B | $7.0B |
| Total assets | $9.8B | $9.7B | $9.4B | $11.3B | $10.6B | $9.7B | $9.7B | $9.4B | $9.2B | $7.7B |
| Total liabilities | $6.0B | $3.8B | $3.8B | $4.8B | $5.7B | $5.3B | $5.4B | $5.7B | $5.6B | $4.6B |
| Shareholders' equity | $3.9B | $6.0B | $5.6B | $6.5B | $4.9B | $4.5B | $4.3B | $3.8B | $3.6B | $3.1B |
| Margins | ||||||||||
| Operating margin | 15.4% | 13.3% | 18.4% | 15.0% | β141.1% | β13.1% | 11.8% | 12.7% | 15.0% | β1.3% |
| EBITDA margin | 26.4% | 23.6% | 28.5% | 24.3% | β106.1% | 7.5% | 22.6% | 23.4% | 24.9% | 11.9% |
| Net margin | 4.9% | 94.1% | 17.3% | 10.8% | β169.0% | β33.7% | 6.5% | 3.6% | 8.2% | β11.1% |
| FCF margin | 6.3% | 16.8% | 9.7% | 9.1% | β61.5% | β14.0% | 9.6% | 8.1% | 7.8% | 4.0% |
| Returns | ||||||||||
| Return on capital | β | β | 5.8% | 4.2% | β10.0% | β1.6% | 3.6% | 3.4% | 5.6% | β0.4% |
| Return on equity | β | 53.1% | 8.1% | 5.1% | β25.3% | β9.8% | 3.7% | 2.4% | 5.7% | β8.4% |
| Return on assets | β | 26.9% | 5.0% | 3.0% | β13.2% | β4.5% | 1.7% | 1.0% | 2.3% | β3.4% |
| Growth | ||||||||||
| Revenue growth | 1.5% | 2.4% | β1.9% | 3.9% | β70.0% | 59.9% | 83.6% | 7.9% | β3.7% | β2.2% |
| Net income growth | β54.5% | 1,873.7% | β82.0% | β35.2% | β570.6% | β | β | β40.1% | 118.6% | β233.5% |
| EPS growth | β54.7% | 1,722.4% | β81.1% | β37.7% | β524.3% | β | β | β38.0% | 129.6% | β241.6% |
| FCF growth | β41.3% | 172.1% | β43.2% | β2.6% | β302.3% | β | β | β9.5% | β7.3% | β49.5% |
| Share count change | 0.0% | 8.1% | β4.7% | 4.4% | 10.8% | 0.0% | β3.4% | β5.7% | β2.8% | β4.8% |
| Financial health | ||||||||||
| Net debt / EBITDA | β | 4.0x | 3.3x | 5.1x | β | 39.4x | 6.6x | 4.9x | 5.4x | 12.0x |
| Debt / equity | β | 0.5x | 0.5x | 0.6x | 1.1x | 1.1x | 1.1x | 1.0x | 1.1x | 1.2x |
| Interest coverage | 2.3x | 3.0x | 4.0x | 3.0x | β5.6x | β0.8x | 1.4x | 1.7x | 1.8x | β0.2x |
| Capital allocation | ||||||||||
| Capex / revenue | 8.3% | 6.6% | 6.5% | 8.4% | 10.1% | 4.0% | 6.7% | 10.6% | 8.7% | 11.7% |
| Stock comp / revenue | β | 0.5% | 0.6% | 0.6% | 2.4% | 1.4% | 0.7% | 0.7% | 0.7% | 0.8% |
| Payouts / FCF | 104.7% | 82.5% | 305.3% | 190.7% | β | β | 97.1% | 152.3% | 310.9% | 318.6% |
| Quality scores | ||||||||||
| Accruals ratio | β | 20.2% | 0.3% | β1.9% | β9.2% | β3.2% | β2.5% | β4.2% | β2.3% | β8.1% |
Source: SEC EDGAR XBRL filings (CIK 0001617406). Data updated October 18, 2026. Quarterly fourth quarters are the full year minus the first nine months. For information only β not investment advice. Check the original filings before relying on any figure.
