# Host Hotels & Resorts (HST.US)

Canonical: https://gigainvestors.com/s/HST

Analysis as of: 2026-10-16T07:35:03.630Z. Financial observations: FY1996–FY2025.

Listing currency: USD. Reporting currency: USD.

## Verdict

Not a wonderful business

Quality tests for Buy: not passed (profit record: pass; earnings resilience is evidence only). Published buy qualification: no.

Share price: $23.85 per share; close as of 2026-10-15.

Estimated value: low $17.53 per share, central $19.58 per share, high $22.31 per share. Buy at or below the central value $19.58 per share. Valuation as of 2026-10-16T07:35:03.630Z; scenarios are not confidence intervals.

Expected annual return: 8.6% at the stated quote. About 8.6% a year at today's price (required return 10.0%). required return 10.0% a year (10% floor; US 10-year bond 5.1% + 4 points).

## Checklist

### understandable: fail

- 3 revenue declines in the last 10 years (informational)

- operating margin variation exceeds 0.35

- Financial history: 10 years

- Years with declining revenue: 3

- Years with a net loss: 2

- Operating margin variation: 5.24×

Chart: Operating margin; fiscal year observations.

- FY2016: 0.13×

- FY2017: 0.13×

- FY2018: 0.10×

- FY2019: 0.15×

- FY2020: -0.59×

- FY2021: -0.09×

- FY2022: 0.16×

- FY2023: 0.16×

- FY2024: 0.15×

- FY2025: 0.14×

### moat: fail

- ROIC median below threshold

- ROIC worst years below threshold (more than 1 bad year allowed)

- Recent gross margin fell 49.2pp below the typical margin (limit 4pp)

- ROIC, median of available years: 6.5%

- ROIC, second-lowest year: -1.8%

- Typical minus recent gross margin: 49.2 pp

- Typical gross margin (annual median): 51.8%

- Recent gross margin (lower of latest and 3-year median): 2.6%

- Years with nonpositive capital: 0

- Capital spending / revenue: 10.2%

- ROIC including acquisitions, ten-year median: 7.8%

Chart: ROIC excluding acquisitions; fiscal year observations.

- FY2016: 6.2%

- FY2017: 5.8%

- FY2018: 4.8%

- FY2019: 7.4%

- FY2020: -7.4%

- FY2021: -1.8%

- FY2022: 6.9%

- FY2023: 7.7%

- FY2024: 7.3%

- FY2025: 6.9%

### economics: pass

- Owner earnings / net income, 5-yr: 1.32×

- Cash conversion uses consolidated totals: No

- Owner earnings, five-year total: $3.7B

- Net income, five-year total: $2.8B

- Return on incremental invested capital: >100%

- Working capital / revenue, annual change: -0.2 pp

- Working capital / revenue, change between three-year averages: -3.1 pp

- Working capital / revenue, final three-year average: -3.8%

Chart: Annual owner cash / profit; fiscal year observations.

- FY2021: -29.45×

- FY2022: 1.25×

- FY2023: 1.07×

- FY2024: 1.31×

- FY2025: 1.20×

### management: pass

- Historical market-dollar context (not the management verdict): 2016 to 2025 (9 years)

- potential debt-funded buybacks (informational)

- buybacks leaned toward cheaper years (informational)

- ROIC first 3 years vs last 3 years: 5.8% vs 7.3%

- Per-share earnings: 0.76 to 1.04 (three-year endpoint medians)

- Management verdict uses per-share economic progress: Yes

- Ordinary dilution, 10-year annual growth: -0.8%

- Ordinary dilution, 5-year annual growth: -0.3%

- Market cap gain: -$1.7B

- Cumulative retained earnings: $337M

- Diluted shares, 10-year annual growth: -0.8%

- Diluted shares, 5-year annual growth: -0.3%

- $1 test, starting fiscal year: FY2016

- $1 test, ending fiscal year: FY2025

- Per-share value growth: 3.9%

- Per-share value change: $0.28

- Per-share value, starting three-year median: $0.76

- Per-share value, ending three-year median: $1.04

- Buybacks concentrated in cheaper years (correlation): 0.36

- Average buyback yield: 1.6%

- Buyback history: 7 years

- Debt-funded buybacks: Yes

- Acquisition spending: $0

- Cumulative net income, 10 years: $5.4B

- ROIC, first three-year median: 5.8%

- ROIC, last three-year median: 7.3%

Chart: Earnings per share; fiscal year observations.

- FY2016: $1.02

- FY2017: $0.76

- FY2018: $1.47

- FY2019: $1.26

- FY2020: -$1.04

- FY2021: -$0.02

- FY2022: $0.88

- FY2023: $1.04

- FY2024: $0.99

- FY2025: $1.10

### accounting: pass

- Sloan accruals: -5.6%

- Receivables to sales index (DSRI): 1.24×

- Restructuring years, last five: 0

- Stock compensation / operating cash flow: 1.7%

- Earnings backed by cash: Yes

- Operating cash / earnings: 1.96×

- Accounting red flags: 0

- Goodwill and intangibles / equity: 0.00×

Chart: Sloan accruals; fiscal year observations.

- FY2016: -4.7%

- FY2017: -5.7%

- FY2018: -1.8%

- FY2019: -2.7%

- FY2020: -3.3%

- FY2021: -2.5%

- FY2022: -6.4%

- FY2023: -5.7%

- FY2024: -6.1%

- FY2025: -5.6%

## Holders

## Price story

Price needs cash profits to grow 3.7% a year for ten years · sales +7.6%

Story as of 2026-10-16T10:00:03.384Z; price observation 2026-10-15.

Price needs cash profits to grow 3.7% a year for ten years

- 2026-05-07: Host Hotels Q1 FFO Tops Estimates on RevPAR Growth, Room Rate Rises ([finance.yahoo.com](https://finance.yahoo.com/markets/stocks/articles/host-hotels-q1-ffo-tops-164300417.html))

- 2026-09-18: Host Hotels (HST) Positioned to Benefit from Rising Demand for Upscale Lodging ([finance.yahoo.com](https://finance.yahoo.com/real-estate/articles/host-hotels-hst-positioned-benefit-122501164.html))

### Sales · FY2024–2025

sales +7.6%; source https://www.sec.gov/Archives/edgar/data/1070750/000107075026000054/hst-20251231.htm; observed 2026-02-25.

- FY2016: $5.4B 

- FY2017: $5.4B 

- FY2018: $5.5B 

- FY2019: $5.5B 

- FY2020: $1.6B 

- FY2021: $2.9B 

- FY2022: $4.9B 

- FY2023: $5.3B 

- FY2024: $5.7B 

- FY2025: $6.1B 

### Gross margin · FY2025

gross margin 2.6%; source https://www.sec.gov/Archives/edgar/data/1070750/000107075026000054/hst-20251231.htm; observed 2026-02-25.

- FY2016: 51.7% 

- FY2017: 51.7% 

- FY2018: 52.0% 

- FY2019: 52.5% 

- FY2020: 30.1% 

- FY2021: 51.7% 

- FY2022: 55.2% 

- FY2023: 53.7% 

- FY2024: 53.4% 

- FY2025: 2.6% 

## Owner memo

Memo as of 2026-10-16T08:06:05.509Z.

### How it makes money

Operates in property rentals; annual sales are USD 6.1 billion.

- Source: https://www.sec.gov/Archives/edgar/data/1070750/000107075026000054/hst-20251231.htm (filed 2026-02-25); FY2025: revenue 6114000000; grossProfit 160000000; margin = grossProfit / revenue.

### Why customers stay

Margins ranged from 2.6% to 53.7% during 2023–25; it earns 6.5% on its capital.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2023: grossProfit / revenue = 53.7%.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2024: grossProfit / revenue = 53.4%.

- Source: https://www.sec.gov/Archives/edgar/data/1070750/000107075026000054/hst-20251231.htm (filed 2026-02-25); FY2025: grossProfit / revenue = 2.6%.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); 10-year return on capital observations [[2016,0.062048079366722825],[2017,0.05819864579695881],[2018,0.04765174381182705],[2019,0.0735191528239301],[2020,-0.07426950774390846],[2021,-0.01781044278113446],[2022,0.06880476801543756],[2023,0.07691436254864781],[2024,0.07334670103760166],[2025,0.06897047404526757]]; median 0.06542642369108019. ROIC follows the displayed moat series; financial companies use return on tangible equity.

### Where the cash goes

Paid dividends in 10 of 10 years; bought back USD 205 million of shares.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2016: growth capex 0; upkeep 550000000; owner earnings 936000000. Growth capex / owner earnings = 0.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2017: growth capex 0; upkeep 277000000; owner earnings 1038000000. Growth capex / owner earnings = 0.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2018: growth capex 0; upkeep 474000000; owner earnings 1557000000. Growth capex / owner earnings = 0.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2019: growth capex 0; upkeep 558000000; owner earnings 1038000000. Growth capex / owner earnings = 0.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2021: growth capex 0; upkeep 427000000; owner earnings 324000000. Growth capex / owner earnings = 0.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2022: growth capex 0; upkeep 504000000; owner earnings 793000000. Growth capex / owner earnings = 0.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2023: growth capex 0; upkeep 646000000; owner earnings 791000000. Growth capex / owner earnings = 0.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); FY2024: growth capex 0; upkeep 548000000; owner earnings 911000000. Growth capex / owner earnings = 0.

- Source: https://www.sec.gov/Archives/edgar/data/1070750/000107075026000054/hst-20251231.htm (filed 2026-02-25); FY2025: growth capex 0; upkeep 644000000; owner earnings 916000000. Growth capex / owner earnings = 0.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); Dividend observations: [[2016,596000000],[2017,628000000],[2018,629000000],[2019,623000000],[2020,320000000],[2021,150000000],[2022,150000000],[2023,547000000],[2024,737000000],[2025,623000000]]. Zero only counted when supported by a complete cash-flow statement.

- Source: https://www.sec.gov/Archives/edgar/data/1070750/000107075026000054/hst-20251231.htm (filed 2026-02-25); FY2025: cash repurchases 205000000 USD.

### Are managers owners

Insiders own 1.5% of the company.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-10-16); HST.US SharesStats.PercentInsiders = 1.469 percentage points; cache date 2026-10-16.

### What could break it

"We have significant indebtedness and may incur additional indebtedness." (SEC filing, Feb 2026)

- Source: https://www.sec.gov/Archives/edgar/data/1070750/000107075026000054/hst-20251231.htm (filed 2026-02-25); We have significant indebtedness and may incur additional indebtedness.

### What the price says

The price assumes cash profits grow 3.7% yearly over ten years; actual growth was 5.3%.

- Source: https://eodhd.com/financial-apis/stock-etfs-fundamental-data-feeds/ (filed 2026-02-25); Ten-year compound average after fade. Initial solved rate 0.040187380702919495. Price 23.85; FX 1; discount 0.1; same standard ten-year fade to terminal 0.03. FY2015 owner earnings/share 0.7889493956700757 → FY2025 1.3196945685059789. Closing-price date 2026-10-15.

## Monthly share-price history (USD per share)

- 2016-10: $15.48 per share

- 2016-11: $17.84 per share

- 2016-12: $18.84 per share

- 2017-01: $18.07 per share

- 2017-02: $17.99 per share

- 2017-03: $18.66 per share

- 2017-04: $17.95 per share

- 2017-05: $17.99 per share

- 2017-06: $18.27 per share

- 2017-07: $18.66 per share

- 2017-08: $18.12 per share

- 2017-09: $18.49 per share

- 2017-10: $19.56 per share

- 2017-11: $19.79 per share

- 2017-12: $19.85 per share

- 2018-01: $20.76 per share

- 2018-02: $18.56 per share

- 2018-03: $18.64 per share

- 2018-04: $19.56 per share

- 2018-05: $21.63 per share

- 2018-06: $21.07 per share

- 2018-07: $20.94 per share

- 2018-08: $21.53 per share

- 2018-09: $21.10 per share

- 2018-10: $19.11 per share

- 2018-11: $19.00 per share

- 2018-12: $16.67 per share

- 2019-01: $18.06 per share

- 2019-02: $19.61 per share

- 2019-03: $18.90 per share

- 2019-04: $19.24 per share

- 2019-05: $18.11 per share

- 2019-06: $18.22 per share

- 2019-07: $17.39 per share

- 2019-08: $16.04 per share

- 2019-09: $17.29 per share

- 2019-10: $16.39 per share

- 2019-11: $17.49 per share

- 2019-12: $18.55 per share

- 2020-01: $16.34 per share

- 2020-02: $14.48 per share

- 2020-03: $11.04 per share

- 2020-04: $12.31 per share

- 2020-05: $11.94 per share

- 2020-06: $10.79 per share

- 2020-07: $10.78 per share

- 2020-08: $11.23 per share

- 2020-09: $10.79 per share

- 2020-10: $10.48 per share

- 2020-11: $14.03 per share

- 2020-12: $14.63 per share

- 2021-01: $13.55 per share

- 2021-02: $16.59 per share

- 2021-03: $16.85 per share

- 2021-04: $18.16 per share

- 2021-05: $17.17 per share

- 2021-06: $17.09 per share

- 2021-07: $15.93 per share

- 2021-08: $16.56 per share

- 2021-09: $16.33 per share

- 2021-10: $16.83 per share

- 2021-11: $15.70 per share

- 2021-12: $17.39 per share

- 2022-01: $17.34 per share

- 2022-02: $18.27 per share

- 2022-03: $19.43 per share

- 2022-04: $20.35 per share

- 2022-05: $19.99 per share

- 2022-06: $15.68 per share

- 2022-07: $17.81 per share

- 2022-08: $17.77 per share

- 2022-09: $15.88 per share

- 2022-10: $18.88 per share

- 2022-11: $18.94 per share

- 2022-12: $16.05 per share

- 2023-01: $18.85 per share

- 2023-02: $16.80 per share

- 2023-03: $16.49 per share

- 2023-04: $16.17 per share

- 2023-05: $16.60 per share

- 2023-06: $16.83 per share

- 2023-07: $18.40 per share

- 2023-08: $15.79 per share

- 2023-09: $16.07 per share

- 2023-10: $15.48 per share

- 2023-11: $17.47 per share

- 2023-12: $19.47 per share

- 2024-01: $19.22 per share

- 2024-02: $20.74 per share

- 2024-03: $20.68 per share

- 2024-04: $18.87 per share

- 2024-05: $17.94 per share

- 2024-06: $17.98 per share

- 2024-07: $17.51 per share

- 2024-08: $17.70 per share

- 2024-09: $17.60 per share

- 2024-10: $17.24 per share

- 2024-11: $18.42 per share

- 2024-12: $17.52 per share

- 2025-01: $16.71 per share

- 2025-02: $16.13 per share

- 2025-03: $14.21 per share

- 2025-04: $14.12 per share

- 2025-05: $15.49 per share

- 2025-06: $15.36 per share

- 2025-07: $15.72 per share

- 2025-08: $17.21 per share

- 2025-09: $17.02 per share

- 2025-10: $16.02 per share

- 2025-11: $17.63 per share

- 2025-12: $17.73 per share

- 2026-01: $18.53 per share

- 2026-02: $19.59 per share

- 2026-03: $19.16 per share

- 2026-04: $21.13 per share

- 2026-05: $22.98 per share

- 2026-06: $23.71 per share

- 2026-07: $25.13 per share

- 2026-08: $21.93 per share

- 2026-09: $22.39 per share

- 2026-10: $23.85 per share

## Annual estimated value (USD per share)

- FY2016: low $9.21 per share, central $10.44 per share, high $12.06 per share

- FY2017: low $14.82 per share, central $16.72 per share, high $19.24 per share

- FY2018: low $17.09 per share, central $19.18 per share, high $21.96 per share

- FY2019: low $17.52 per share, central $19.66 per share, high $22.51 per share

- FY2020: low $8.02 per share, central $8.68 per share, high $9.55 per share

- FY2021: low $9.50 per share, central $10.66 per share, high $12.21 per share

- FY2022: low $12.87 per share, central $14.54 per share, high $16.76 per share

- FY2023: low $13.59 per share, central $15.26 per share, high $17.48 per share

- FY2024: low $13.77 per share, central $15.58 per share, high $17.99 per share

- FY2025: low $15.35 per share, central $17.34 per share, high $19.99 per share

Historical values use today's bond yield for every fiscal year

Historical values use today's FX rate into trading currency for every fiscal year

Historical values use current restated fundamentals and current commodity classification; they are not point-in-time estimates

## Sources

[Original 10-K filing](https://www.sec.gov/Archives/edgar/data/1070750/000107075026000054/hst-20251231.htm); period 2025-12-31, filed 2026-02-25.

Estimates depend on assumptions and are not guarantees or investment advice. Underlying data remains subject to its source licenses; public reading does not grant bulk redistribution rights.