Hotels only · No pay-to-rank · Advice first; verified when attested
Two tapes · no invented prices · YVE Hotel Miami
Pick two cited events. Harbor will not allocate a combined PSA into hotel prices. A gap is a question. Not an appraisal.
Apr 1, 2022
YVE Hotel Miami · Miami / South Beach · 242 keys · Upscale
$50.0M
$206,612 / key
Host 10-Q: $50 million for YVE Hotel Miami, including $1 million of FF&E funds Host retained. April 2022; day-of-month not named. Keys (242) from Host’s 2014 IR. Downtown Biscayne — not a South Beach PPK.
Historical cited · 2022 corpus. Public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
Jul 30, 2026
Hyatt Regency San Francisco · San Francisco · 821 keys · Upper upscale
$279.0M
$339,829 / key
Sunstone Exhibit 99.1: $279 million gross for the 821-room Hyatt Regency San Francisco. Embarcadero convention atrium — not a Nob Hill palace PPK and not the $80 million Wharf Centric.
Sunstone Hotel Investors Exhibit 99.1, August 6, 2026 (closed July 30)
Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
Different houses. Do not average PPK across markets or structures.
Estimate ↔ tape
Cited consideration on the left. Harbor’s labeled defaults on the right. A gap is a question, not a bid. Portfolio tapes and seller paper stay footnoted. Not an appraisal.
$206,612 / key · 242 keys
$275,915 / key · Harbor defaults
Miami / South Beach · worksheet vs tape PPK
Host 10-Q: $50 million for YVE Hotel Miami, including $1 million of FF&E funds Host retained. April 2022; day-of-month not named. Keys (242) from Host’s 2014 IR. Downtown Biscayne — not a South Beach PPK.
Historical cited · 2022 corpus. Public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
Estimate ↔ tape
Cited consideration on the left. Harbor’s labeled defaults on the right. A gap is a question, not a bid. Portfolio tapes and seller paper stay footnoted. Not an appraisal.
$339,829 / key · 821 keys
$448,361 / key · Harbor defaults
San Francisco · worksheet vs tape PPK
Sunstone Exhibit 99.1: $279 million gross for the 821-room Hyatt Regency San Francisco. Embarcadero convention atrium — not a Nob Hill palace PPK and not the $80 million Wharf Centric.
Sunstone Hotel Investors Exhibit 99.1, August 6, 2026 (closed July 30)
Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.