Hotels only · No pay-to-rank · Advice first; verified when attested
Public tape · 6 of 282 · 2026
DiamondRock announced the sale of its leasehold interest in the 189-room Courtyard by Marriott New York Manhattan/Fifth Avenue on May 4, 2026 for $33.0 million. Harbor uses the announcement date; the filing does not name a different close day. Harbor PPK is $33.0 million ÷ 189 and is a leasehold number — do not apply it as a fee-simple Midtown rooms deed. DiamondRock names $12 million of near-term capex, a contractual ground-lease step-up, and labor headwinds as the reason the going-in 13.3% NOI cap is not the story they would underwrite. Those lines are DiamondRock’s narrative, not a second price. Buyer unnamed.
$33.0M
Cited consideration · 189 keys · $175k / key
DiamondRock Exhibit 99.1: $33.0 million for the leasehold interest in the 189-room Courtyard Manhattan/Fifth Avenue. Ground lease — not a fee-simple Midtown PPK. Near-term capex is DiamondRock’s narrative.
DiamondRock Hospitality Company Exhibit 99.1, May 4, 2026
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
DiamondRock Hospitality Company Exhibit 99.1, May 4, 2026
https://www.sec.gov/Archives/edgar/data/1298946/000129894626000030/exhibit9915126.htmDesks on the graph
Attached when a press release or public pattern names the firm. Not an unpublished book.
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.
$174,603 / key · 189 keys
$394,585 / key · Harbor defaults
New York · worksheet vs tape PPK
DiamondRock Exhibit 99.1: $33.0 million for the leasehold interest in the 189-room Courtyard Manhattan/Fifth Avenue. Ground lease — not a fee-simple Midtown PPK. Near-term capex is DiamondRock’s narrative.
DiamondRock Hospitality Company Exhibit 99.1, May 4, 2026
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.
New York · Upscale
189 keys · New York · Courtyard by Marriott
Midtown leasehold, not a fee-simple Midtown trophy. DiamondRock sold its leasehold interest in the 189-key house for $33.0 million (Exhibit 99.1, May 4, 2026). Ground lease and near-term capex belong next to any number you type. Do not apply this PPK as a rooms-only fee deed.
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.
The Roger New York · 194 keys · Upscale
Consideration
$19.0M
$98k / key
Pebblebrook 8-K: $19.0 million for the leasehold interest in the 194-room The Roger New York. About 23 years remained on the ground lease. Leasehold — not a Midtown fee palace PPK.
Pebblebrook Hotel Trust Form 8-K, June 10, 2021 (press dated June 11)
Pebblebrook sold the leasehold interest in the 194-room The Roger New York on June 10, 2021 for $19.0 million to a third party. Harbor PPK is $19.0 million ÷ 194 and is a leasehold number — do not apply it as a fee-simple Midtown rooms deed. The 8-K names about 23 years remaining on the ground lease. Buyer unnamed. Not Host’s 2022 Sheraton Times Square $373 million convention box. The Kimpton Sir Francis Drake $157.6 million net-proceeds line stays off this graph — that 8-K does not name a hotel sale price. Older than the 2025–26 blotter cut.