DALDL - Home2 Suites Dallas Lewisville
Subject property shows strong RGI of 125.7. Compset includes a mix of extended stay and select-service hotels. Recommend removing Fairfield (oldest/most dated) and adding Residence Inn (extended stay comp) for better balance. RGI would moderate to ~115-120 with changes.
Note: A healthy compset should include a mix of extended stay and select-service hotels. La Quinta is kept despite tier difference due to closest proximity (0.6 mi) and similar size (129 vs 122 keys).
| # | Hotel | Rooms | Dist | Tier | Product | Built | Last Reno | Tax RevPAR | Status |
|---|---|---|---|---|---|---|---|---|---|
| 1 | Fairfield Inn & Suites Dallas Lewisville | 71 | 2.5 mi | Upper Midscale | Standard | Dec 2000 | 2014 | ~$51-52 | REMOVE |
| 2 | Holiday Inn Express & Suites Dallas - Lewisville | 89 | 2.2 mi | Upper Midscale | Standard | Oct 2001 | 2017 | ~$54-55 | KEEP |
| 3 | TownePlace Suites Dallas Lewisville | 118 | 2.2 mi | Upper Midscale | Extended Stay | Jun 2009 | N/A | ~$74-75 | KEEP |
| 4 | Hampton Inn & Suites Dallas/Lewisville-Vista Ridge Mall | 105 | 2.3 mi | Upper Midscale | Standard | Jun 2010 | 2019 | ~$65-69 | KEEP |
| 5 | SpringHill Suites Dallas Lewisville | 119 | 2.3 mi | Upper Midscale | All-Suite | Apr 2015 | Recent | ~$74-75 | KEEP |
| 6 | La Quinta Inn & Suites by Wyndham Lewisville | 129 | 0.6 mi | Midscale | Standard | Dec 2019 | Ongoing | ~$64-66 | KEEP |
| Hotel | Rooms | Dist | Tier | Product Type | Built | Tax RevPAR | Status | Notes |
|---|---|---|---|---|---|---|---|---|
| Residence Inn Dallas Lewisville | 72 | ~2.3 mi | Upscale | Extended Stay | 2004/2014 | ~$40* | ADD | Same product type as subject |
| Extended Stay America - Dallas - Lewisville | 104 | ~2.3 mi | Economy | Extended Stay | ~2000 | N/A | WATCH | Same product type but wrong tier (2 tiers below) |
*Residence Inn TTM RevPAR currently depressed (~$40) due to ongoing renovation (Mar-Sep 2025). Historical RevPAR was ~$50-51. Expect recovery post-renovation.
| Hotel | Tax TTM RevPAR | vs Subject | Notes |
|---|---|---|---|
| Home2 Suites (Subject) | ~$85-90 | - | Strong performer, extended stay premium |
| TownePlace Suites | ~$74-75 | -15% | Closest comp - same product type |
| SpringHill Suites | ~$74-75 | -15% | Closest comp - all-suite format |
| Hampton Inn & Suites | ~$65-69 | -24% | Good condition, wrong product type |
| La Quinta Inn & Suites | ~$64-66 | -26% | Wrong tier (Midscale) |
| Holiday Inn Express | ~$54-55 | -37% | Dated, wrong product type |
| Fairfield Inn & Suites | ~$51-52 | -38% | Dated, wrong product type |
Analysis: The 2 oldest standard select-service hotels (Fairfield, HIEx) have RevPARs 35-40% below subject. The extended stay/all-suite hotels (TownePlace, SpringHill) are much closer at only ~15% below. This confirms the product type mismatch is distorting the compset.
| Hotel | Distance from Subject |
|---|---|
| La Quinta Inn & Suites | 0.6 mi (closest) |
| Holiday Inn Express | 2.2 mi |
| TownePlace Suites | 2.2 mi |
| Hampton Inn & Suites | 2.3 mi |
| SpringHill Suites | 2.3 mi |
| Fairfield Inn & Suites | 2.5 mi |
| Residence Inn (potential add) | ~2.3 mi |
All hotels are within 3 miles (suburban market standard), so distance is not a disqualifying factor.
| Hotel | Status | Primary Reason |
|---|---|---|
| Fairfield Inn & Suites | REMOVE | Most dated property (2014 reno), lowest RevPAR (~$51) |
| Holiday Inn Express | KEEP | Provides select-service balance, 2017 renovation |
| TownePlace Suites | KEEP | Same product type (extended stay) |
| Hampton Inn & Suites | KEEP | Good condition (2019 reno), solid select-service comp |
| SpringHill Suites | KEEP | All-suite, similar quality |
| La Quinta Inn & Suites | KEEP | Closest hotel (0.6 mi), similar size (129 keys), newest build |
| Residence Inn Lewisville | ADD | Extended stay comp, Tax RevPAR ~$40 (renovation impact) |
Balanced Approach: Recommended compset maintains a healthy mix of 3 extended stay/all-suite hotels (TownePlace, SpringHill, Residence Inn) and 3 select-service hotels (Hampton, HIEx, La Quinta). La Quinta kept due to closest proximity and similar room count.
The current compset shows RGI of 125.7. Removing the most dated property (Fairfield) and adding Residence Inn would provide a more balanced view while maintaining a healthy mix of extended stay and select-service comps.
With the recommended changes: