Hotels only · No pay-to-rank · Advice first; verified when attested
Public tape · 83 of 282 · 2023
Summit sold the 151-guestroom Hyatt Place Chicago/Lombard in May 2023 for $10.5 million. Harbor uses the first of May rather than inventing a closing day. Harbor PPK is $10.5 million ÷ 151. Buyer unnamed. Summit’s $5.7 million foregone-capex line is Summit’s narrative, not a second price. Not a Michigan Avenue tape. Not the Hoffman Estates $3.0 million tape. The New Orleans Convention Center $73 million pair stays off this row. Older than the 2025–26 blotter cut.
$10.5M
Cited consideration · 151 keys · $70k / key
Summit Exhibit 99.1 sold table: $10.5 million for the 151-guestroom Hyatt Place Chicago/Lombard. May 2023; day-of-month not named. West-suburban select-service — not a Michigan Avenue PPK.
Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (May 2023 close; day unnamed)
Historical cited · 2023 corpus. Public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
Deal FrameLiving packetLabeled estimateCompare this tape2023 cited corpus2023 cited filings
Source
Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (May 2023 close; day unnamed)
https://www.sec.gov/Archives/edgar/data/1497645/000149764525000014/exhibit99112-31x2024.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.
$69,536 / key · 151 keys
$161,612 / key · Harbor defaults
Chicago · worksheet vs tape PPK
Summit Exhibit 99.1 sold table: $10.5 million for the 151-guestroom Hyatt Place Chicago/Lombard. May 2023; day-of-month not named. West-suburban select-service — not a Michigan Avenue PPK.
Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (May 2023 close; day unnamed)
Historical cited · 2023 corpus. 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.
Chicago · Upscale
151 keys · Lombard · Hyatt Place
West-suburban Hyatt Place. Summit sold the 151-key house in May 2023 for $10.5 million (FY2024 Exhibit 99.1 sold table). Day unnamed — Harbor uses the first of May. Buyer unnamed. Not a Michigan Avenue tape. Older than the 2025–26 blotter cut.
Same house or same market · 2
Same hotel first, then the same market and segment. Structure footnotes stay on the tape. This is not a paid comps service.
Hyatt Place Chicago/Hoffman Estates · 126 keys · Upscale
Consideration
$3.0M
$24k / key
Summit Exhibit 99.1 sold table: $3.0 million for the 126-guestroom Hyatt Place Chicago/Hoffman Estates. May 2023; day-of-month not named. Northwest-suburban select-service — not a Michigan Avenue PPK.
Summit Hotel Properties Exhibit 99.1, year ended Dec 31, 2024 (May 2023 close; day unnamed)
Summit sold the 126-guestroom Hyatt Place Chicago/Hoffman Estates in May 2023 for $3.0 million. Harbor uses the first of May rather than inventing a closing day. Harbor PPK is $3.0 million ÷ 126. Buyer unnamed. Summit’s $7.2 million foregone-capex line is Summit’s narrative, not a second price — Harbor will not add it onto the cited $3.0 million. Not a Michigan Avenue tape. Not the Lombard $10.5 million tape. Older than the 2025–26 blotter cut.
Hilton Garden Inn Chicago/Oakbrook Terrace · 128 keys · Upscale
Consideration
$9.4M
$73k / key
Park Q2 2022 Exhibit 99.1: $9.4 million for the 128-room Hilton Garden Inn Chicago/Oakbrook Terrace. West-suburban Garden Inn — not a Michigan Avenue PPK.
Park Hotels & Resorts Exhibit 99.1, second quarter 2022 (sold July)
Park sold the 128-room Hilton Garden Inn Chicago/Oakbrook Terrace in July 2022 for $9.4 million. Harbor uses the first of July rather than inventing a closing day. Harbor PPK is $9.4 million ÷ 128. The same Q2 2022 Exhibit 99.1 names July, the 128 rooms, and that price. Use the $9.4 million hotel price, not Park’s $73,000/key rounding and not the 10-Q “approximately $9 million” line. Buyer unnamed. Not a Michigan Avenue tape, not Summit’s Lombard or Hoffman Estates Hyatt Place, and not Hilton Garden Inn LAX/El Segundo $37.5 million / 162. Hilton Chicago/Oak Brook Suites and Homewood Suites Seattle Convention Center Pike Street stay off until a filing names a hotel price and keys together. The $102 million April–June 2022 proceeds line and the $149 million 2022 proceeds line stay combined. Older than the 2025–26 blotter cut.