Daniel P. McCoy, MAI

Experience

A Managing Director, Senior Partner with HVS and head of the firm’s office in St. Louis, Dan McCoy offers clients a wealth of experience consulting on a variety of hospitality issues. While Dan’s expertise is primarily focused on markets within the Midwest, he regularly works with HVS associates on hotel assets throughout the country, combining national perspective with local insight. Dan has worked on development and asset evaluation consulting with a variety of clients, including first-time hotel developers, major hotel development firms, and municipalities or public agencies. Armed with a sharp analytical mind, Dan is able to tackle the most complex projects and break them down to the economic fundamentals that drive hotel performance and return on investment. Perhaps more importantly, he employs adept communication skills and a personable approach to fully understand client objectives and convey assignment results in a worthwhile and meaningful manner.

As an MAI and state-certified appraiser, Dan specializes in real estate and valuation-related consulting. Dan’s hotel appraisal expertise spans roadside motels, beachside resorts, full-service metropolitan hotels, wilderness retreats, and virtually every type of property in between. In addition to single-asset valuations, Dan has conducted and coordinated appraisals for a number of multi-asset portfolios, from 2 to 200 hotels. Clients rely on Dan’s appraisals for various purposes, such as mortgage financing, asset evaluation, estate planning, tax appeal, and litigation. Dan is an experienced expert witness, having provided numerous valuations for courtroom proceedings and serving as an expert witness on multiple occasions.

Employment History

2006 – Present
HVS CONSULTING AND VALUATION SERVICES
St. Louis, Missouri

2006
CONSUMER CREDIT COUNSELING SERVICE OF NORTHERN COLORADO
Fort Collins, Colorado

2004 – 2005
ACADIA CORPORATION
Bar Harbor, Maine

Education

TRUMAN STATE UNIVERSITY
Bachelor of Science

Other Specialized Training Classes Completed:

Uniform Standards of Professional Appraisal Practice – 15 hours
Basic Appraisal Procedures – 30 hours
Basic Appraisal Principles – 30 hours
General Appraiser Income Approach – 60 hours
General Appraiser Market Analysis and HBU – 30 hours
General Appraiser Site Valuation and Cost Approach – 30 hours
Statistics, Modeling, and Finance – 15 hours
General Appraiser Report Writing and Case Studies – 30 hours
Business Practices and Ethics – 8 hours
General Appraiser Sales Comparison Approach – 30 hours
Advanced Sales Comparison and Cost Approaches – 40 hours
Advanced Income Capitalization – 40 hours
Report Writing and Valuation Analysis – 40 hours
Advanced Applications – 40 hours
Environmental Pollution & Mold – 2 hours
Mortgage Fraud – Protect Yourself – 7 hours
Foundations in Sustainability: Greening the RE – 7 hours
Land and Site Evaluation – 7 hours
General Demonstration Report Writing – 7 hours
Fundamentals of Separating Real, Personal Property, and Intangible Business Assets – 15 hours
REO and Foreclosure – 5 hours
The Evolution of Finance & the Mortgage Market – 4 hours
Michigan Law – 2 hours
Supervising Class – 4 hours
Environmental Issues for Appraisers – 5 hours
Risky Business – Ways to Minimize Your Liability – 5 hours
Appraisal Applications of Regression Analysis – 7 hours
Real Estate Statistics and Valuation Modeling – 15 hours
Michigan Law – 2 hours
Sales Comparison – 7 hours
Condemnation Appraising – 22 hours
USPAP Updates – 2009, 2010, 2012, 2014, 2016

Affiliations

Appraisal Institute – Designated Member (MAI)

State Certification

Illinois
Indiana
Iowa
Kansas
Kentucky
Michigan
Minnesota
Missouri
North Carolina
North Dakota
Ohio
Tennessee
Virginia
Wisconsin

Hotels Appraised

Sample List for Illustrative Purposes

PORTFOLIO ANALYSIS
Barclays Capital Portfolio of 14, Various Locations
Portfolio of 40 Courtyard by Marriott Properties, Various Locations
CW Capital Portfolio of 6, Various Locations
GE Commercial Portfolio of 41, Various Locations
JPMorgan Chase & Deutsche Bank Portfolio of 15, Various Locations
Prime Finance Portfolio of 5, Various Locations
Rochester Resorts Portfolio of 4 Hotels, Florida
Portfolio of 4 Extended Stay America Hotels, St. Louis
Ladder Capital Portfolio of 21, Various Locations
American Hotel Income Properties REIT Portfolio of 9, Various Locations
Ladder Capital/Deutsche Bank Portfolio of 22, Various Locations
Sage Hospitality Portfolio of 10, Various Locations

ALABAMA
Hampton Inn & Suites Downtown, Birmingham
Courtyard by Marriott, Dothan
Hampton Inn & Suites, Dothan

ALASKA
Bristol Bay Lodge, Bristol Bay
Comfort Inn, Kodiak

ARIZONA
Holiday Inn & Suites, Chandler
SpringHill Suites, Flagstaff
Dobson Ranch, Mesa
Hilton Phoenix East, Mesa
Courtyard by Marriott, Page
Kings Ransom Hotel, Sedona
Proposed Summerfield Suites, Tempe

ARKANSAS
Proposed Hotel, Conway
Proposed Comfort Inn & Suites, Jonesboro
Hilton Garden Inn, Little Rock
Holiday Inn Express, North Little Rock
Proposed Comfort Inn & Suites, North Little Rock
Embassy Suites, Rogers
Hyatt Place, Rogers

CALIFORNIA
SLS Hotel, Beverly Hills
Proposed Hilton Garden Inn, Burbank
Residence Inn by Marriott, Burbank
Courtyard by Marriott, Long Beach
Belamar Hotel, Manhattan Beach
Chase Suites, Newark
TownePlace Suites by Marriott, Newark
Residence Inn by Marriott, Oceanside
Ritz-Carlton, Rancho MIrage
Holiday Inn Express Otay Mesa, San Diego

COLORADO
Proposed Hotel, Breckenridge
Comfort Inn & Suites, Carbondale
Hyatt House, Colorado Springs
Silverleaf Suites, Eagle
Courtyard by Marriott, Glenwood Springs
Holiday Inn Express, Glenwood Springs
Residence Inn by Marriott, Glenwood Springs
Proposed Hotel, Hayden
Courtyard by Marriott, Lakewood
Residence Inn by Marriott, Lakewood
Tyme Square Inn, Limon
Residence Inn, Westminster
Proposed Wolcott Inn, Wolcott

DISTRICT OF COLUMBIA
Courtyard Washington Navy Yard
Marriott Wardman

FLORIDA
Country Inn & Suites, Cape Canaveral
Hyatt Place, Fort Lauderdale
West Wind Inn, Sanibel
SpringHill Suites by Marriott, Sarasota
Hampton Inn, Tampa
Proposed Westin, St. Petersburg

GEORGIA
Meliá, Atlanta
Hotel Indigo Atlanta Airport, College Park
Suburban Extended Stay, Duluth
Hyatt Place, Johns Creek
Embassy Suites, Kennesaw
Courtyard by Marriott, Tifton

ILLINOIS
Proposed Hotel & Conference Center, Alton
Proposed SpringHill Suites and Conference Center, Alton
Super 8, Beardstown
Baymont Inn & Suites, Bloomington
Proposed Hilton Garden Inn, Bolingbrook
Crowne Plaza, Burr Ridge
Marriott Chicago Southwest, Burr Ridge
Quality Inn (Conversion to Crowne Plaza), Burr Ridge
SpringHill Suites by Marriott, Burr Ridge
Days Inn, Carbondale
Proposed Downtown Hotel, Centralia
Proposed Limited-Service Hotel, Centralia
Allegro, Chicago
Proposed Hampton Inn (Chicago Motor Club Conversion), Chicago
Fairfield Inn by Marriott, Collinsville
Holiday Inn Express, Edwardsville
Proposed Holiday Inn Express, Edwardsville
Proposed Hotel and Conference Center, Edwardsville
Holiday Inn, Effingham
Best Western, Galesburg
Proposed Hotel & Conference Center, Galesburg
Holiday Inn Express, Lansing
Hyatt, Lisle
Hampton Inn, Marion
Holiday Inn, Matteson
Holiday Inn, Mount Prospect
Hampton Inn, Mt. Vernon
Carleton Hotel, Oak Park
Hilton Garden Inn, O’Fallon
Settle Inn & Suites, O’Fallon
Crowne Plaza O’Hare, Rosemont
Hyatt, Rosemont
Days Inn, Sheffield
Proposed Holiday Inn Express, Troy
Holiday Inn Express, Urbana
Hyatt House, Warrenville
Hyatt Place, Warrenville

INDIANA
Comfort Suites, Auburn
Hampton Inn, Bloomington
Hotel Indigo, Columbus
Courtyard by Marriott, Evansville
Holiday Inn, Evansville
Proposed Hampton Inn, Fair Oaks
Big Splash Adventure Water Park & Resort, French Lick
Courtyard by Marriott, Goshen
Hilton, Indianapolis
Ramada Inn, Indianapolis
Hampton Inn, Marion
Days Inn, Merrillville

IOWA
Proposed Hilton Garden Inn & Conference Center, Amana
Days Inn, Davenport
Super 8, Webster City

KANSAS
Candlewood Suites, Junction City
Proposed Hotel, Kansas City
Proposed Home2 Suites by Hilton, Leavenworth
Proposed Leavenworth Hotel, Leavenworth
Crowne Plaza, Lenexa
Proposed SpringHill Suites by Marriott, Lenexa
Hampton Inn & Suites, Merriam
Chase Suites, Overland Park
Hilton Garden Inn, Overland Park
Red Roof Inn, Overland Park
Ambassador, Wichita

KENTUCKY
Hampton Inn, Covington
Proposed Hotel, Covington
Holiday Inn Express, Danville
Hyatt Place Cincinnati Airport, Florence
Comfort Suites, Louisville
Holiday Inn, Louisville
Hyatt Place Louisville East, Louisville
Proposed Fairfield Inn & Suites, Louisville
Proposed Country Inn & Suites, Madisonville
Days Inn, Mount Sterling
Best Western, Paducah
Courtyard by Marriott, Paducah
Econo Lodge, Paducah

LOUISIANA
Hampton Inn, Gonzales
Quality Inn, Lafayette
Holiday Inn & Suites, Lake Charles
Sleep Inn, Lake Charles
Sheraton, Metairie
Proposed Hotel Indigo, New Orleans

MARYLAND
Comfort Inn, Hunt Valley
Legacy Hotel, Rockville

MICHIGAN
Bell Tower Hotel, Ann Arbor
Campus Inn, Ann Arbor
Hilton Suites, Auburn Hills
Hyatt Place Detroit/Auburn Hills, Auburn Hills
Hilton Garden Inn Detroit Downtown, Detroit
Marriott Airport, Detroit
Marriott Southfield, Detroit
Residence Inn, East Lansing
Courtyard by Marriott, Flint
Days Inn, Flint
Holiday Inn, Flint
Super 8, Flint
Residence Inn, Grand Rapids
Holiday Inn, Kalamazoo
North Country Inn, Kalkaska
Econo Lodge, Lansing
Proposed Hyatt Place, Lansing
Hyatt Place Detroit/Livonia, Livonia
Residence Inn, Livonia
Residence Inn, Madison Heights
Comfort Suites, Southgate
Hilton, Troy
Residence Inn, Troy

MINNESOTA
DoubleTree Park Place, St. Louis Park
Windom Family Inn, Windom
Super 8, Worthington

MISSISSIPPI
Hilton Garden Inn, Jackson
Holiday Inn Express Hotel & Suites, Natchez
Holiday Inn Express Hotel & Suites, Winona

MISSOURI
Georgetown Inn, Branson
Hilton Branson Landing, Branson
Hilton Promenade, Branson
Residence Inn, Branson
Crowne Plaza, Bridgeton
Proposed Old Hinderhook Hotel, Camdenton
Hampton Inn & Suites, Chesterfield
Proposed Hyatt Place, Chesterfield
Super 8, Chillicothe
Proposed Indigo Hotel, Clayton
Hampton Inn & Suites Columbia at The University, Columbia
Holiday Inn, Columbia
Tiger Hotel, Columbia
Residence Inn by Marriott, Earth City
Comfort Inn, Hayti
La Quinta Inn, Hazelwood
Staybridge Suites, Independence
Holiday Inn (Conversion to DoubleTree), Joplin
Chase Suites, Kansas City
Holiday Inn Aladdin, Kansas City
Marriott, Kansas City
Proposed Limited-Service Hotel, Kansas City
Proposed Marriott Marquis, Kansas City
Days Inn, Kennett
Holiday Inn Express, Kirksville
Resort at Point Arrowhead, Lake Ozark
Best Western, Mexico
Holiday Inn Express, O’Fallon
Multi-use Commercial Property, O'Fallon
Proposed Sleep Inn, O’Fallon
Staybridge Suites, O’Fallon
Proposed Osage Beach Resort, Osage Beach
Tan Tar A Resort, Osage Beach
Hampton Inn, Poplar Bluff
Holiday Inn, Poplar Bluff
Proposed Hampton Inn, Poplar Bluff
Homewood Suites, Richmond Heights
Restaurant, Springfield
Hampton Inn, St. Charles
Proposed Boutique Hotel, St. Louis
Proposed Staybridge Suites, St. Louis
Hampton Inn, St. Joseph
Crowne Plaza Downtown, St. Louis
Embassy Suites, St. Louis
Hilton at the Ballpark, St. Louis
Hilton Downtown, St. Louis
Hilton (conversion to Le Meridien), St. Louis
Holiday Inn, St. Louis
Holiday Inn Riverport, St. Louis
La Quinta Inn & Suites, St. Louis
Marriott at the Airport, St. Louis
Millennium Hotel, St. Louis
Proposed Boutique Hotel, St. Louis
Proposed Fairfield Inn & Suites, St. Louis
Proposed Holiday Inn, St. Louis
Proposed Hotel Blackhawk, St. Louis
Proposed Residence Inn/Fairfield Inn, St. Louis
Sheraton City Center, St. Louis
Sheraton Hotel Clayton Plaza, St. Louis
Proposed Holiday Inn Resort, Table Rock Lake
Holiday Inn Express, Warrensburg

MONTANA
Proposed Red Lion Hotel, Polson

NEBRASKA
Hampton Inn Lincoln Airport, Lincoln
Proposed TownePlace Suites by Marriott, Lincoln
Holiday Inn Express, North Platte
Carlisle Hotel, Omaha
Hyatt Place Omaha Downtown Old Market, Omaha

NEW JERSEY
Crowne Plaza, Jamesburg
TownePlace Suites by Marriott, Mount Laurel
Crowne Plaza, Somerset

NEW MEXICO
Hyatt Albuquerque, Albuquerque

NORTH CAROLINA
Clarion Inn Airport, Asheville
Hilton Biltmore Park, Asheville
Holiday Inn Airport, Asheville
Hampton Inn, Cape Hatteras
Proposed Residence Inn by Marriott, Charlotte
TownePlace Suites Charlotte Arrowood, Charlotte
Comfort Suites, Huntersville

NORTH DAKOTA
Proposed Staybridge Suites, Williston
Proposed Microtel Inn & Suites, Jamestown
Grand Inn, Fargo
Holiday Inn, Fargo
Hyatt House, Minot
Microtel Inn & Suites, Stanley
Value Place, Watford City

OHIO
Comfort Inn & Suites, Carbondale
Proposed Residence Inn by Marriott, Dublin
Country Inn & Suites, Fairborn
Hyatt Place Cleveland/Independence, Independence
Hyatt Place Cincinnati Northeast, Mason
Timberlane Inn, Salem
Courtyard by Marriott, Willoughby Hills
Residence Inn by Marriott, Worthington

OKLAHOMA
Crowne Plaza, Oklahoma City

OREGON
Best Inn & Suites, Albany
DoubleTree by Hilton, Bend
DoubleTree by Hilton, Salem
Shilo Inn, Newport

PENNSYLVANIA
Courtyard by Marriott, Bensalem
Clarion, DuBois
Proposed Drury Plaza, Pittsburgh
Residence Inn by Marriott Pittsburgh Airport Coraopolis, Pittsburgh

SOUTH CAROLINA
Comfort Suites, Columbia
Fairfield Inn, Orangeburg
Proposed Legacy Suites, Rock Hill

SOUTH DAKOTA
Super 8, Madison
Courtyard by Marriott, Sioux Falls
SpringHill Suites, Sioux Falls

TENNESSEE
Homewood Suites, Brentwood
Hyatt Place Nashville/Brentwood, Brentwood
Country Hearth Inn & Suites, Camden
Fairfield Inn & Suites, Chattanooga
Hilton Garden Inn, Clarksville
Baymont Inn & Suites, Jackson
Hampton Inn & Suites, Memphis
Hampton Inn Thousand Oaks, Memphis
Hyatt Place Memphis Primacy Parkway, Memphis
Inland Suites Elvis Street, Memphis
Inland Suites Lamar Street, Memphis
Memphis Airport Hotel & Conference Center, Memphis
Proposed Holiday Inn, Memphis
DoubleTree by Hilton, Nashville
Hampton Inn Rudy Circle, Nashville
Holiday Inn Express McGavock Pike, Nashville
Hotel Preston, Nashville
Hyatt Place Nashville Opryland, Nashville
Marriott Vanderbilt, Nashville
Proposed Gulch Hotel, Nashville
Proposed Hotel, Nashville
Proposed InterContinental, Nashville
Red Roof Inn, Nashville
Renaissance Hotel, Nashville
Sheraton Music City, Nashville
Parkway Inn & Suites, Goodlettsville
Country Hearth Inn, Union City

TEXAS
Courtyard, Abilene
Holiday Inn, Amarillo
Holiday Inn Express, Brownwood
Courtyard by Marriott, Corpus Christi
Hilton Dallas Lincoln Center, Dallas
Holiday Inn, Fort Worth
Sheraton Downtown, Fort Worth
Proposed Hilton Garden Inn, Frisco
Candlewood Suites Medical Center, Houston
Residence Inn by Marriott, Houston
Quality Inn & Suites, Irving
Days Inn, Laredo
Red Roof Inn, Laredo
Proposed Extended-Stay Hotel, Midland
Holiday Inn Express, South Padre Island
Courtyard by Marriott, Sugarland
Residence Inn by Marriott, Sugarland
Holiday Inn Express, Sweetwater
Comfort Suites, Tomball
Proposed Extended-Stay Hotel, The Woodlands

VIRGINIA
Alexandria Monaco, Alexandria
Morrison House, Alexandria
Proposed Residence Inn, Falls Church
Fairfield Inn & Suites by Marriott, Manassas
Holiday Inn Express Hotel & Suites, Manassas
Proposed Hampton Inn, Springfield
Wedmore Place, Williamsburg

WASHINGTON
DoubleTree by Hilton, South Center, Seattle
DoubleTree by Hilton, Vancouver
Marcus Whitman Hotel, Walla Walla

WISCONSIN
Aloft, Green Bay
Hilton Inn, Milwaukee

WYOMING
Candlewood Suites, Cheyenne

My Articles

Market Pulse: St. Louis, MO

The gateway city’s hotel market is amid a steady expansion and continues to present attractive investment opportunities.

• February 26, 2017 By Tim Sauer , Daniel P. McCoy

HVS Key Takeaways: The Southern Lodging Summit 2016

The 2016 Southern Lodging Summit drew a crowd of hoteliers and industry experts to Memphis. While delegates shared optimism about the prospects for growth, the conference shed light on some looming operational challenges facing the region’s hotels.

• August 29, 2016 By Daniel P. McCoy

• Hotel Operations , Valuations & Market Studies , Travel & Tourism , Economic Trends and Cycles

In Focus: St. Louis, MO

Hotel values in St. Louis are rising, and RevPAR reached a new high in 2015. A rise in convention bookings, along with expansion efforts aimed at drawing more leisure demand, provide for an optimistic outlook for the city’s hotel industry.

• August 8, 2016 By Daniel P. McCoy

Five Key Takeaways | 2015 NYU International Hospitality Industry Investment Conference

Encouraging news about hotel demand, investment, and new supply inspires optimism at this year’s hospitality conference.

• June 15, 2015 By Daniel P. McCoy , Sara E. Olson , Dorothy A. Jennings

• Hotel Investments & Ownership , Lending , Food & Beverage , Development & Construction , Valuations & Market Studies , Travel & Tourism , Economic Trends and Cycles

In Focus: Memphis, Tennessee

Memphis has struggled with high unemployment and reduced airport traffic over the past several years, but strong tourism numbers and recent developments in manufacturing have put the city’s economy and hotel industry back on track.

• September 22, 2014 By Daniel P. McCoy

Market Intelligence Report 2013 Nashville

Transactions, performance, and demand are up for Nashville’s lodging industry, and new supply is set to come online over the next year. Are the city’s hotel demand generators prepared to keep up the pace?

• November 4, 2013 By Ryan Wall , Daniel P. McCoy

• Economic Trends and Cycles

Market Intelligence Report 2013: St. Louis

$2.5 billion in projects are under development across multiple economic sectors, including tourism, in St. Louis. The return of commercial and leisure demand, along with rising average rates, should speed recovery for the city’s hotels.

• June 3, 2013 By Daniel P. McCoy

• Valuations & Market Studies , Economic Trends and Cycles

Market Intelligence Report: Nashville, Tennessee

New demand-generating developments and attractive investment parameters are putting the Nashville hotel market on track for an impressive recovery.

• June 27, 2011 By Daniel P. McCoy

• Valuations & Market Studies

Performance Potential of Mid-Scale Hotels: Less May Be More

Hotel stakeholders have to know the right place, time, and hotel category to maximize investments. In the present economic climate, mid-scale, limited-service hotels may be a good bet.

• October 9, 2009 By Daniel P. McCoy

• Development & Construction , Valuations & Market Studies

St. Louis Hotels: Riding out the Economic Storm

St. Louis’ job losses in manufacturing have been mitigated by stable financial, government, education, and healthcare sectors. How has the recession impacted area hotels, and what will it mean for the future of this market?

• June 5, 2009 By Daniel P. McCoy

• Valuations & Market Studies , Economic Trends and Cycles

HVS Market Intelligence Report: Kansas City

Development activity and increased visitation converge to quicken the pulse of this heartland city.

• January 27, 2008 By Daniel P. McCoy

• Lending , Valuations & Market Studies , Economic Trends and Cycles

HVS Market Intelligence Report: Downtown St. Louis

Downtown St. Louis has experienced a revitalization, transforming a failing collection of empty warehouses, aging hotels, and nearly forgotten landmarks into a thriving residential, commercial, and entertainment district.

• August 24, 2007 By Daniel P. McCoy

• Valuations & Market Studies , Economic Trends and Cycles