ADO - Average Daily Occupancy

What is Average Daily Occupancy (ADO)?

Average Daily Occupancy (ADO) is a fundamental performance metric used by commercial mortgage lenders, underwriters, and property investors to measure the utilization of a rental-dependent asset. Primarily utilized in the hospitality (hotels and motels) and healthcare (senior housing and skilled nursing facilities) sectors, ADO represents the average number of units or rooms occupied on a daily basis over a specific period, such as a month, quarter, or year.

In the context of a commercial mortgage, ADO provides a snapshot of the property's operational health and its ability to generate the consistent cash flow required to service debt. Unlike static occupancy rates, which may only look at a single point in time, ADO accounts for the fluctuations in daily demand, offering a more accurate representation of the property's earning potential.

How ADO is Calculated

The calculation for ADO is straightforward but requires precise daily data. To determine the ADO, the total number of occupied units during a specific period is divided by the total number of days in that same period. The formula is as follows:

Total Number of Occupied Units / Total Days in Period = Average Daily Occupancy

For example, if a 100-room hotel had a total of 2,100 room-nights occupied during a 30-day month, the ADO would be 70 units per day (or a 70% occupancy rate).

The Significance of ADO in Commercial Real Estate Finance

Lenders scrutinize ADO during the underwriting process for several key reasons:

• Debt Service Coverage Ratio (DSCR) Analysis: ADO is a primary driver of gross revenue. Lenders use historical ADO trends to forecast future income and ensure the property generates enough profit to cover mortgage payments, taxes, and insurance.
• Market Benchmarking: Underwriters compare a property's ADO against the "competitive set" in the same geographic area. If a property’s ADO is significantly lower than its peers, it may indicate poor management, a need for capital improvements, or a declining location.
• Valuation and Exit Strategy: The value of an income-producing property is largely based on its income. A stable or increasing ADO supports a higher property valuation, which improves the Loan-to-Value (LTV) ratio and reduces the lender's risk.
• Identifying Seasonality: By reviewing ADO on a monthly or quarterly basis, lenders can identify seasonal dips in occupancy. This helps in structuring "interest-only" periods or reserve requirements to ensure the borrower can handle leaner months.

Factors Influencing ADO

When evaluating a commercial mortgage application, a lender will look at the external and internal factors that influence the ADO, including:

• Economic Cycles: General economic downturns typically lead to a decrease in ADO for luxury hotels, while "select-service" or budget hotels may remain stable.
• Property Condition: Properties that are well-maintained or recently renovated typically command a higher ADO than aging facilities.
• Management Quality: Experienced operators use sophisticated revenue management systems to adjust pricing and maximize ADO.
• Local Supply: An influx of new hotel rooms or senior living facilities in the immediate area can dilute the ADO of existing properties.

Ultimately, Average Daily Occupancy serves as a vital indicator of a property's viability. For a commercial mortgage borrower, maintaining a high and stable ADO is essential for securing favorable loan terms, lower interest rates, and higher leverage.