Deal Compset — H134 Hilton Garden Inn North Dallas Central Expy

H134 Hilton Garden Inn North Dallas Central Expy 110 keys · Upscale · Opened Jun 2020 Stage 1 — Screening

RGI

155.5

+7.9% YoY

T12M · Rank 1 of 6

MPI

124.9

+4.3% YoY

T12M · Rank 1 of 6

ARI

124.6

+3.5% YoY

T12M · Rank 1 of 6

RevPAR Gap

+$31.82

Subject $89.12 vs compset avg $57.30

T12M · +$31.82/night premium

Compset Legitimacy Suspect INFLATED Bias

Compset stacked with weak/aging hotels — RGI of 155 is artificially high. Do not trust reported indices.

Score / 100

Tier Alignment

40 · 15%

Size Match

65 · 10%

Geo Tightness

82 · 10%

Missing Neighbors

20 · 25%

Perf. Spread

10 · 20%

Product Type

55 · 10%

RevPAR Spread

22 · 10%

Reported RGI

155.5

Adjusted RGI

109.7

Delta

−45.8 pts

The broker's compset includes a 1974 La Quinta and a 1990 Sonesta Select — neither competes for the same guest. Against true Upscale peers on Central Expy, this hotel still outperforms (~110 RGI) but it's not a 1.5x outlier. The reported 55% RevPAR premium is actually ~10%.

4 nearby Upscale competitors not included

AC Hotel Dallas by the Galleria 0.8 mi · 170 rms · Upscale RevPAR ~$82 ↑ Inflated

Courtyard Dallas Addison/Midway 1.1 mi · 149 rms · Upscale RevPAR ~$76 ↑ Inflated

Residence Inn Dallas Central Expy 0.5 mi · 120 rms · Upscale RevPAR ~$88 ↑ Inflated

Hampton Inn Dallas North Central Expy 0.3 mi · 132 rms · Upper Midscale RevPAR ~$71 ↑ Inflated

Hotel	Rooms	Tier	Opened	ADR	RevPAR	YoY%	Status
Hilton Garden Inn N Dallas Central Expy	110	Upscale	Jun 2020	$116.24	$89.12	+0.2%	Subject
SpringHill Suites Dallas Central Expy	128	Upper Mid	Apr 2019	$98	$68.60	−5.1%	Keep
Home2 Suites Dallas North Park	130	Upper Mid	Oct 2017	$102	$71.40	−3.8%	Watch
Hyatt Place Dallas / Park Central	126	Upscale	Oct 1996	$91	$60.10	−8.2%	Watch
Sonesta Select Dallas Central Expy	160	Upscale	Jun 1990	$82	$47.50	−12.4%	Remove
La Quinta Inn & Suites Dallas N Central	127	Midscale	May 1974	$72	$38.90	−14.7%	Remove
Compset Average (5 hotels)	134	—	—	$93.31	$57.30	−7.2%	—

Rate Position

Subject ADR: $116.24 Compset Avg: $93.31

$116.24

+24.6% premium

Source: STR T12M Dec 2025

vs Submarket Upscale Class ADR: $132.35 → subject is actually −12.2% below real peers

Revenue "Upside" (Reported)

$1,277,883

$31.82 gap × 110 rooms × 365 days

This number is misleading. The $31.82 "premium" exists because the compset includes a 1974 La Quinta and a 1990 Sonesta. Against real Upscale peers, subject ADR of $116 is below the submarket Upscale class of $132. Actual positioning: slight underperformer with ADR upside, not a dominant outlier.