Compset Validation Report

Home2 Suites by Hilton Dallas North Park (DFWCE)

STR#: 66628 Keys: 130 Built: October 2017 Tier: Upper Midscale Type: Extended Stay Generated: January 31, 2026

Key Finding: Missing Extended Stay Competitor

Residence Inn Dallas Park Central (139 rooms, extended stay) is NOT in the current compset but should be. This is a direct product-type competitor that would provide better benchmarking for the subject's extended stay performance.

Additionally, La Quinta Inn & Suites (1974, Midscale, standard rooms) should be REMOVED - it's not a valid comparison for a 2017 Upper Midscale extended stay hotel.

Subject Property Performance (Nov 2025)

76.9%
Occupancy
$115
ADR
$88.52
RevPAR

vs Competitive Set

~155%
RGI
$57.06
Compset RevPAR
6
Hotels in Set

Current STR Competitive Set

Hotel STR# Rooms Dist Tier Product Built Status Notes
La Quinta Inn & Suites Dallas North Central 5192 127 0.3 mi Midscale Standard 1974 Remove Wrong tier, wrong product, 50+ year age gap
Sonesta ES Suites Dallas Central Expressway 25166 103 0.4 mi Upper Midscale Extended Stay 1990 Keep Same tier & product, older but acceptable
Hyatt Place Dallas/Park Central 33836 126 1.5 mi Upscale Standard 1996 Watch Wrong product type, 1 tier above
Hyatt House Dallas/Lincoln Park 35488 155 1.2 mi Upscale Extended Stay 2000 Keep Good comp - same product type
Hampton Inn & Suites North Dallas Central Expy 65203 124 0.3 mi Upper Midscale Standard/Suite 2017 Keep Same tier, same vintage, close
SpringHill Suites Dallas Central Expressway 68227 128 0.2 mi Upper Midscale All-Suite 2019 Keep Best comp - same tier, product, vintage

Hotels NOT in Current Compset (Evaluate for Addition)

Hotel Rooms Dist Tier Product Built Status Notes
Residence Inn Dallas Park Central 139 ~3.5 mi Upscale Extended Stay 2002 (reno 2010) Add Same product type! Direct extended stay competitor
Hilton Garden Inn Dallas Central Expy/North Park ~120* ~0.3 mi Upscale Standard Recent Evaluate Very close proximity; competes for same guests
Sonesta Select Dallas Central Expressway ~150* ~0.4 mi Upper Midscale Standard ~1990s (rebrand) Evaluate Formerly Courtyard; close proximity

*Room count estimated - needs verification

Compset Quality Assessment

MEDIUM
Current Validity

Recommended Changes:

  • ❌ 1 removal (La Quinta)
  • ➕ 1 addition (Residence Inn Park Central)
  • ⚠ 2 hotels to evaluate (HGI, Sonesta Select)
  • ✔ 4 hotels validated

RGI Impact Analysis

Current RGI of ~155% is artificially inflated due to:

  • ❌ La Quinta's poor performance dragging down compset average
  • ❌ Missing Residence Inn (strong extended stay competitor)
  • ⚠ Only 3 of 6 current hotels are extended stay/all-suite
Adjusted RGI Estimate: 130-140% (still strong, but more realistic)

Summary & Recommendations

Hotel Status Primary Reason
La Quinta Inn & Suites Dallas North Central Remove Wrong tier (Midscale), wrong product (standard), 50+ year age gap with no renovation parity
Sonesta ES Suites Dallas Central Keep Same tier (Upper Midscale), same product (Extended Stay), close proximity
Hyatt Place Dallas/Park Central Watch Wrong product type (standard vs extended stay), but provides market balance
Hyatt House Dallas/Lincoln Park Keep Same product type (Extended Stay), reasonable distance, good condition
Hampton Inn & Suites N Dallas Central Expy Keep Same tier, same vintage (2017), very close (0.3 mi)
SpringHill Suites Dallas Central Expressway Keep Best comp - same tier, all-suite product, similar vintage (2019)
Residence Inn Dallas Park Central Add Direct extended stay competitor - same product type, 139 rooms, Upscale tier
Hilton Garden Inn Dallas Central Expy Evaluate Very close proximity (~0.3 mi), Upscale tier, standard rooms

Key Insight

The current compset for Home2 Dallas North Park has two significant issues:

  1. Inclusion of La Quinta (1974, Midscale, standard rooms) - This property artificially deflates compset averages, making the subject's RGI appear stronger than reality.
  2. Exclusion of Residence Inn Dallas Park Central (2002, Upscale, extended stay) - This is a direct product-type competitor that should be in the compset for accurate benchmarking.

Balanced Approach: The recommended compset would include 4 extended stay/all-suite hotels (Sonesta ES, Hyatt House, SpringHill, Residence Inn) and 2 select-service hotels (Hampton, Hyatt Place) - providing a healthy mix that reflects actual market competition.

Net Impact: Removing La Quinta and adding Residence Inn would likely reduce the subject's RGI by 15-25 points (from ~155% to ~130-140%), but this reflects a more accurate competitive picture.

Next Steps