Hotels only · No pay-to-rank · Advice first; verified when attested
Public tape · 155 of 282 · 2021
Host acquired the 448-room Hyatt Regency Austin on March 15, 2021 for a $161 million purchase price. Harbor PPK is $161 million ÷ 448. The same 10-Q acquisitions note names both the date and the keys with that price. Use the $161 million acquisitions-note price, not the MD&A “approximately $161 million in cash” line as a second hotel price. The MD&A names the interest as fee-simple. Seller unnamed. Not Hotel Van Zandt $246 million, not Chatham’s Domain Residence Inn $37.0 million or TownePlace $34.3 million tapes, and not Apple’s Austin North Garden Inn $10.4 million tape. Four Seasons Resort Orlando $610 million is already cited from later Host IR. The Ka’anapali golf-course $28 million line stays off. The $771 million cash used for Austin plus Orlando is funding, not a hotel price. Alila Ventana Big Sur is cited from Host’s Q3 2021 Exhibit 99.1. Baker’s Cay and The Laura stay off until a filing names a close month with the price and keys. Older than the 2025–26 blotter cut.
$161.0M
Cited consideration · 448 keys · $359k / key
Host Q1 2021 10-Q: $161 million for the 448-room Hyatt Regency Austin. Downtown convention Hyatt — not a Domain select-service PPK.
Host Hotels & Resorts Form 10-Q, quarter ended March 31, 2021 (closed March 15, 2021)
Historical cited · 2021 corpus. Public filing or issuer IR. Combined PSAs stay combined. Harbor will not invent a price.
Deal FrameLiving packetLabeled estimateCompare this tape2021 cited corpus2021 cited filingsHost · 2021 filings
Source
Host Hotels & Resorts Form 10-Q, quarter ended March 31, 2021 (closed March 15, 2021)
https://www.sec.gov/Archives/edgar/data/1061937/000156459021024184/hst-10q_20210331.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.
$359,375 / key · 448 keys
$315,852 / key · Harbor defaults
Austin · worksheet vs tape PPK
Host Q1 2021 10-Q: $161 million for the 448-room Hyatt Regency Austin. Downtown convention Hyatt — not a Domain select-service PPK.
Host Hotels & Resorts Form 10-Q, quarter ended March 31, 2021 (closed March 15, 2021)
Historical cited · 2021 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.
Austin · Upper upscale
448 keys · Austin · Hyatt Regency
Downtown Austin convention Hyatt. Host bought the fee-simple 448-key house on March 15, 2021 for $161 million (Q1 2021 10-Q). Seller unnamed. Not Hotel Van Zandt $246 million, not DiamondRock’s Lake Austin Spa Resort $75.8 million net / 40, not Chatham’s Domain Residence Inn $37.0 million or TownePlace $34.3 million tapes, and not Apple’s Austin North Garden Inn $10.4 million tape.
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.
Hotel Van Zandt · 319 keys · Upper upscale
Consideration
$246.0M
$771k / key
Host 2021 10-K: $246 million for the 319-room Hotel Van Zandt, including $4 million FF&E. Downtown Austin Kimpton — not a Domain select-service PPK.
Host Hotels & Resorts Form 10-K for the year ended December 31, 2021
Host acquired the 319-room Hotel Van Zandt for a $246 million purchase price, including $4 million FF&E replacement funds. Harbor PPK is $246 million ÷ 319. Use the $246 million 10-K price, not the $139 million cash and not the $102 million assumed loan — those are funding, not a second hotel price. The 10-K names the year; the cash-flow table groups the Alida buy in December 2021. Harbor uses the first of December rather than inventing a Van Zandt closing day. Seller unnamed. Not Host’s Hyatt Regency Austin $161 million / 448 tape, not Chatham’s Domain Residence Inn $37.0 million or TownePlace $34.3 million tapes, and not Apple’s Austin North Garden Inn $10.4 million tape. Host’s $1.6 billion 2021 acquisition line stays off this tape. Older than the 2025–26 blotter cut.
The Driskill · 189 keys · Upper upscale
Consideration
Not disclosed
Hyatt public property / brand page
Affiliation change is not a real-estate sale. Included so buyers see how often a CIM confuses flag with deed.