Hotels only · No pay-to-rank · Advice first; verified when attested
Public tape · 24 of 282 · 2025
Summit sold the 123-guestroom Courtyard by Marriott in Kansas City, Missouri, in October 2025 for $19.0 million. Harbor uses the first of October rather than inventing a closing day. Harbor PPK is $19.0 million ÷ 123. Buyer unnamed. Filing does not say Plaza — Harbor will not invent a submarket. Summit’s $2.5 million gain line is Summit’s accounting, not a second price. Not the Amarillo Courtyard $20.0 million tape. Arlington South pair stays off this row.
$19.0M
Cited consideration · 123 keys · $154k / key
Summit 10-K: $19.0 million for the 123-guestroom Courtyard Kansas City, MO. October 2025; day-of-month not named. Not a Plaza palace PPK.
Summit Hotel Properties Form 10-K for the year ended Dec 31, 2025 (October 2025 close; day unnamed)
Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
Deal FrameLiving packetLabeled estimateCompare this tapeMorning blotterSelect blotterFilings blotter
Source
Summit Hotel Properties Form 10-K for the year ended Dec 31, 2025 (October 2025 close; day unnamed)
https://www.sec.gov/Archives/edgar/data/1497645/000149764526000015/inn-20251231.htmEstimate ↔ 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.
$154,472 / key · 123 keys
$191,775 / key · Harbor defaults
Kansas City · worksheet vs tape PPK
Summit 10-K: $19.0 million for the 123-guestroom Courtyard Kansas City, MO. October 2025; day-of-month not named. Not a Plaza palace PPK.
Summit Hotel Properties Form 10-K for the year ended Dec 31, 2025 (October 2025 close; day unnamed)
Morning blotter · public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
The house
Worksheet, not an appraisal. Shock cap ±50 bps and ADR ±10% before you treat any number as a bid.
Kansas City · Upscale
123 keys · Kansas City · Courtyard by Marriott
Kansas City Courtyard. Summit sold the 123-key house in October 2025 for $19.0 million (FY2025 10-K). Day-of-month unnamed — Harbor uses the first of October. Buyer unnamed. Filing does not say Plaza. Not the Amarillo Courtyard $20.0 million tape. Arlington South pair stays off this row.
Same house or same market · 1
Same hotel first, then the same market and segment. Structure footnotes stay on the tape. This is not a paid comps service.
SpringHill Suites Overland Park · 102 keys · Upscale
Consideration
$5.3M
$52k / key
Apple Q1 2021 10-Q subsequent events: approximately $5.3 million gross for the 102-room SpringHill Suites. Suburban Kansas SpringHill — not a Country Club Plaza palace PPK.
Apple Hospitality REIT Q1 2021 10-Q subsequent events (April 30, 2021 close)
Apple sold the 102-room SpringHill Suites Overland Park on April 30, 2021 for a gross sales price of approximately $5.3 million. Harbor PPK is $5.3 million ÷ 102. The same subsequent-events note names the completed sale, the 102 rooms, and that hotel price. Buyer unnamed. Filing names Overland Park — Harbor will not invent a Lenexa lock. Use the $5.3 million hotel price, not the $1.3 million impairment. The Q1 2021 Charlotte plus Memphis $18.3 million line stays combined. Apple’s 2018 Springdale Residence Inn stays off. The Columbus TownePlace plus SpringHill $10 million line stays combined. The 23-hotel $234.6 million 2021 sales line stays combined. Not Apple’s 2020 SpringHill Suites Sanford $13.0 million / 105 tape. Older than the 2025–26 blotter cut.