Aloft College Station

Compset discovery, top 5 per persona (STR-standard size). RevParPro v5.0.
Property code
CLLAL
Brand / scale
Aloft / Upscale
Rooms
105
TTM RevPAR
$75.88
Product type
Select-service
Algorithm finding worth flagging: at the top-5 cut, Balanced and Owner pick the same five hotels (just reordered) and produce an identical RGI of 82.7. Only Lender meaningfully separates (RGI 89.2). v5's chain-scale, product-type, and proximity points dominate so heavily that the ADR-direction logic only swings ranking among the same overlapping core set. The personas converge further as N grows (see RGI sensitivity table below). Worth a v5 algo conversation.
Member tags: STR in the official STR competitor set WATCH compset member, watch status EVAL compset member, evaluate status PRODUCT product-type tag

How the score works (100 points)

Every nearby hotel earns points across 5 dimensions. Three preset personas weight those points differently. Lender wants the safest defensible set (rewards peers BELOW subject RevPAR). Balanced wants the closest like-for-like (rewards peers AT THE SAME RevPAR). Owner wants peers to aspire to (rewards peers ABOVE subject RevPAR).
Spatial
35 pts
Exponential distance decay. Same parcel = 35, half-mile = ~28, 2 miles = ~22.
Chain scale
25 pts
Exact tier (Upscale) = 25. One tier away = 12. Two tiers = 0.
Product type
20 pts
Same product = 20. Adjacent (select vs extended-stay) = partial.
Rooms
10 pts
Symmetric distance from 105 keys. Within 30 keys = 10. Wider gap drops linearly.
ADR spread
10 pts
Directional. Where the personas differ. Lender favors LOWER, Owner favors HIGHER, Balanced favors SAME.

Lender

Safe, defensible set for underwriting. ADR points reward peers BELOW subject.
Compset RevPAR
$85.07room-wtd, top 5
TTM RGI
89.2Aloft 75.88 / Comp 85.07
Gap to par
-10.8RGI pts below 100
RGI by product type — within this persona's top 5
Select-serviceN=2 (39% of supply)
96.7
Comp RevPAR $78.50 · Hyatt Place, Hampton
Extended-stayN=3 (61% of supply)
85.0
Comp RevPAR $89.30 · TownePlace, Homewood, Staybridge
Within Aloft's own product class (select-service), the lender set lands at RGI 96.7 — nearly at par. The extended-stay portion is what pulls the overall RGI down to 89.2.
Lens: a lender wants a compset that does not flatter the subject. They want peers that look like the subject but earn the same or less. If the subject still wins the trade, the cash flow is real.
1
Hyatt Place College StationHyatt Place / Upscale / 91 rms · SELECT-SERVICE
91.5score
sp 34.5cs 25pt 20rm 10adr 2
0.06 mi · RevPAR $82.35 (-16.2% YoY) · STR
Gravity hotel: literally next door, identical brand tier, identical product. Anchor of any lender set.
2
TownePlace Suites College StationTownePlace Suites / Upper Midscale / 93 rms · EXTENDED-STAY
91.1score
sp 34.1cs 25pt 20rm 10adr 2
0.11 mi · RevPAR $79.52 (+33.0% YoY)
Lender unique pick (not in Balanced/Owner top 5). +33% YoY worth verifying since it inflates the cohort. Not in STR set.
3
Homewood Suites by Hilton College StationHomewood Suites / Upscale / 83 rms · EXTENDED-STAY
90.3score
sp 33.3cs 25pt 20rm 10adr 2
0.22 mi · RevPAR $92.20 (-0.5% YoY)
Same chain tier, walking distance. $16 over subject keeps ADR chip low. Not in STR set.
4
Staybridge Suites College StationStaybridge / Upscale / 88 rms · EXTENDED-STAY
88.8score
sp 33.8cs 25pt 20rm 10adr 0
0.15 mi · RevPAR $96.91 (-5.6% YoY)
Earns zero ADR points (runs $21 over Aloft) but proximity carries it. Not in STR set.
5
Hampton Inn College StationHampton by Hilton / Upper Midscale / 79 rms · SELECT-SERVICE
88.7score
sp 28.7cs 25pt 20rm 10adr 5
0.86 mi · RevPAR $74.07 (-6.7% YoY) · STR
Lender favorite. $2 below subject so Aloft wins the like-for-like trade. This is the comp that proves the cash flow.

STR competitors not in this top 5

Hotels in the official STR set that the algorithm doesn't surface in Lender's top 5. Carry them anyway for STR consistency.
+
Hilton Garden Inn College StationUpscale / 115 rms · SELECT-SERVICE · algo rank 12
82.5score
1.38 mi · RevPAR $84.24 · STR
Same chain tier, same product. Algo loses it on distance (1.38 mi knocks spatial to 25.5) plus $8 ADR over subject. In the STR set.
+
Home2 Suites by Hilton College StationUpper Midscale / 111 rms · EXTENDED-STAY · algo rank 9
84.1score
1.11 mi · RevPAR $91.74 · STR
Algo loses it on Upper Midscale demotion plus $16 over subject. In the STR set.
+
La Quinta Inn & Suites by Wyndham College Station NorthUpper Midscale / 122 rms · SELECT-SERVICE · missing lat/lng
n/a
RevPAR ~$45.58 ($2.03M ÷ 122 rms ÷ 365 days) · STR
Excluded from the algo entirely because hotels.latitude/longitude are NULL. Backfill geocode to fix. In the STR set.
+
Drury Plaza Hotel College StationDrury / Upscale / 160 rms · SELECT-SERVICE · algo rank 16 · not yet in STR set
78.0score
0.52 mi · RevPAR $90.47 (newly opened)
Misses the cut because 160-vs-105 zeros rooms and $14 ADR over subject earns only 2 ADR pts. Should be added to the STR set.

Balanced

Closest like-for-like. ADR points reward peers AT THE SAME RevPAR.
Compset RevPAR
$91.71room-wtd, top 5
TTM RGI
82.7ties owner
Gap to par
-17.3RGI pts below 100
RGI by product type — within this persona's top 5
Select-serviceN=2 (45% of supply)
91.0
Comp RevPAR $83.42 · Hyatt Place, HGI
Extended-stayN=3 (55% of supply)
77.0
Comp RevPAR $98.54 · Homewood, Staybridge, Residence Inn
Aloft is closer to par on the select-service portion (RGI 91.0) but the extended-stay slice runs at 77.0, dragging the headline number down. Extended-stay product types in CS are simply earning more than Aloft's class.
Lens: the default revenue-manager view. "Who am I actually competing with right now." Lower and higher-priced peers both get penalized; the algorithm wants the peer set that mirrors the subject most tightly.
1
Hyatt Place College StationHyatt Place / Upscale / 91 rms · SELECT-SERVICE
99.5score
sp 34.5cs 25pt 20rm 10adr 10
0.06 mi · RevPAR $82.35 (-16.2% YoY) · STR
Near-perfect comp. $6 ADR delta, same chain, same product, next door. Cleanest single peer on the board.
2
Homewood Suites by Hilton College StationHomewood Suites / Upscale / 83 rms · EXTENDED-STAY
98.3score
sp 33.3cs 25pt 20rm 10adr 10
0.22 mi · RevPAR $92.20 (-0.5% YoY)
Stable RevPAR within the balanced band. Extended-stay product but adjacency rules treat it as a full match. Not in STR set.
3
Staybridge Suites College StationStaybridge / Upscale / 88 rms · EXTENDED-STAY
93.8score
sp 33.8cs 25pt 20rm 10adr 5
0.15 mi · RevPAR $96.91 (-5.6% YoY)
Half-credit ADR: $21 above subject sits at the edge of the balanced band. Not in STR set.
4
Residence Inn Bryan College StationResidence Inn / Upscale / 87 rms · EXTENDED-STAY
92.1score
sp 32.1cs 25pt 20rm 10adr 5
0.38 mi · RevPAR $106.52 (-4.0% YoY) · WATCH
Marriott extended-stay across the street. $31 over Aloft, partially discounted. Suggests revenue headroom.
5
Hilton Garden Inn College StationHilton Garden Inn / Upscale / 115 rms · SELECT-SERVICE
90.5score
sp 25.5cs 25pt 20rm 10adr 10
1.38 mi · RevPAR $84.24 (-44.4% YoY) · STR
Tightest like-for-like in the set on paper. -44% YoY is severe and may be a data issue worth verifying.

STR competitors not in this top 5

In the STR set but missing from Balanced's top 5.
+
Hampton Inn College StationUpper Midscale / 79 rms · SELECT-SERVICE · algo rank 11
80.7score
0.86 mi · RevPAR $74.07 · STR
$2 below subject = full ADR pts, but Upper Midscale demotion drops the score. In the STR set.
+
Home2 Suites by Hilton College StationUpper Midscale / 111 rms · EXTENDED-STAY · algo rank 12
79.1score
1.11 mi · RevPAR $91.74 · STR
Same chain-scale demotion. In the STR set.
+
La Quinta Inn & Suites College Station NorthUpper Midscale / 122 rms · SELECT-SERVICE · missing lat/lng
n/a
RevPAR ~$45.58 · STR
Excluded from algo entirely (NULL lat/lng). In the STR set; backfill geocode to fix.
+
Drury Plaza Hotel College StationUpscale / 160 rms · SELECT-SERVICE · algo rank 9 · not yet in STR set
86.0score
0.52 mi · RevPAR $90.47 (newly opened)
Full ADR points (inside balanced band) but the 55-key size gap zeroes rooms. Should be added to the STR set.

Owner

Aspirational peers. ADR points reward peers ABOVE subject RevPAR.
Compset RevPAR
$91.71room-wtd, top 5
TTM RGI
82.7ties balanced
Gap to par
-17.3RGI pts below 100
RGI by product type — within this persona's top 5
Select-serviceN=2 (45% of supply)
91.0
Comp RevPAR $83.42 · Hyatt Place, HGI
Extended-stayN=3 (55% of supply)
77.0
Comp RevPAR $98.54 · Staybridge, Residence Inn, Homewood
Owner's top 5 includes the same hotels as Balanced (just reordered), so the product mix and RGI splits are identical. Same headline: select-service slice at 91.0, extended-stay slice at 77.0.
Lens: the asset manager building a value-add case. Peers above the subject earn more ADR points. Owner picks the same 5 hotels as Balanced at this cut but reorders them around Staybridge and Residence Inn (highest RevPAR).
1
Staybridge Suites College StationStaybridge / Upscale / 88 rms · EXTENDED-STAY
96.8score
sp 33.8cs 25pt 20rm 10adr 8
0.15 mi · RevPAR $96.91 (-5.6% YoY)
$21 of RevPAR upside next door. Cleanest "we should be earning this much" story. Not in STR set.
2
Residence Inn Bryan College StationResidence Inn / Upscale / 87 rms · EXTENDED-STAY
95.1score
sp 32.1cs 25pt 20rm 10adr 8
0.38 mi · RevPAR $106.52 (-4.0% YoY) · WATCH
Highest RevPAR in the proximate set and only 0.4 miles away. The headline aspirational peer.
3
Hyatt Place College StationHyatt Place / Upscale / 91 rms · SELECT-SERVICE
94.5score
sp 34.5cs 25pt 20rm 10adr 5
0.06 mi · RevPAR $82.35 (-16.2% YoY) · STR
Modest upside ($6 RevPAR delta) but a perfect product mirror right next door.
4
Homewood Suites by Hilton College StationHomewood Suites / Upscale / 83 rms · EXTENDED-STAY
93.3score
sp 33.3cs 25pt 20rm 10adr 5
0.22 mi · RevPAR $92.20 (-0.5% YoY)
Hilton extended-stay running $92 with flat YoY. Stable ceiling, walking distance. Not in STR set.
5
Hilton Garden Inn College StationHilton Garden Inn / Upscale / 115 rms · SELECT-SERVICE
85.5score
sp 25.5cs 25pt 20rm 10adr 5
1.38 mi · RevPAR $84.24 (-44.4% YoY) · STR
Closest direct competitor by product. $8 over Aloft. -44% YoY worth verifying.

STR competitors not in this top 5

In the STR set but missing from Owner's top 5.
+
Hampton Inn College StationUpper Midscale / 79 rms · SELECT-SERVICE · algo rank 15
72.7score
0.86 mi · RevPAR $74.07 · STR
Owner persona punishes peers BELOW subject. Hampton at $74 is $2 under Aloft, near-zero ADR pts plus Upper Midscale demotion drops it to rank 15. In the STR set.
+
Home2 Suites by Hilton College StationUpper Midscale / 111 rms · EXTENDED-STAY · algo rank 12
74.1score
1.11 mi · RevPAR $91.74 · STR
$16 over subject = full ADR pts, but Upper Midscale demotion plus 1.1 mi distance drops the score. In the STR set.
+
La Quinta Inn & Suites College Station NorthUpper Midscale / 122 rms · SELECT-SERVICE · missing lat/lng
n/a
RevPAR ~$45.58 · STR
Excluded from algo entirely. In the STR set.
+
Drury Plaza Hotel College StationUpscale / 160 rms · SELECT-SERVICE · algo rank 8 · not yet in STR set
81.0score
0.52 mi · RevPAR $90.47 (newly opened)
$14 over Aloft, half a mile, same chain tier and product. Half ADR credit and zero rooms credit (160 vs 105). Should be added to the STR set.

RGI sensitivity by compset size

How TTM RGI shifts as the compset grows from 4 to 7 peers. Broken-data Comfort Suites Univ Drive excluded throughout. The persona spread tightens as N grows because more hotels means more averaging.
Compset sizeLender RGIBalanced RGIOwner RGISpread (lender vs avg)
N = 486.780.580.5+6.2
N = 5 (shown above)89.282.782.7+6.5
N = 685.786.385.1-0.0
N = 786.787.786.4-0.4
Read this: at N=5, Lender pulls RGI up by 6.5 points by including Hampton ($74) and TownePlace ($80) instead of Residence Inn ($107) and HGI ($84). At N=6 and 7 the personas converge to within ~1 point because the additional peers overlap. If you want meaningful persona separation, N=5 is the right cut.

STR compliance check (all 3 personas, top 5)

Rule 1 - min 4 properties Rule 2 - min 3 unaffiliated from subject Rule 3 - no property > 50% supply Rule 4 - no brand > 50% supply Rule 5 - no parent > 70% supply
All five STR rules pass for every persona's top-5. No candidate was promoted by compliance; rankings are pure score order.